Mortgage Broker in West Lake Hills
Experienced mortgage broker serving West Lake Hills and surrounding Texas communities. Find the right loan program for your situation.
Honest pricing, clear guidance, and a local team that picks up the phone — from first question to final signature.
Loan Types We Specialize In
West Lake Hills files are mostly jumbo purchases and refinances, construction financing for buyers building on a lot they own, asset depletion for buyers with large balances, and bank statement and P&L loans for business owners. We also do conventional and VA loans.
Serving Homebuyers in West Lake Hills
West Lake Hills sits on the west side of Lake Austin at the edge of the Edwards Plateau, six miles west of downtown Austin. It was incorporated in 1953 (Handbook of Texas). Hilly lots, older homes being updated or replaced, and higher price points mean many buyers here need a jumbo loan or a program built for business owners and people with significant assets.
This page covers what actually changes a West Lake Hills loan file: jumbo reserves, lots on slopes, septic systems, the Eanes ISD question, and the property-tax lines on a Travis County bill.
As a mortgage broker, CapFi Lending compares loan options from more than 50 wholesale lenders side by side. I’m Dustin Edwards (NMLS 577050). My business partner Clay Wilson (NMLS 1849979) and I run CapFi Lending (NMLS 1692019) from our office at 2617 Willow St, Unit 1, Austin TX 78702. We’re Rated 4.9 on Google (79 reviews), and you can call or text us directly at (512) 593-1336.
West Lake Hills facts and sources
Every fact below is tied to a public source listed at the bottom of the page. For a specific property, confirm with the source; school and taxing-district lines are set address by address.
- Incorporated in 1953. West Lake Hills was incorporated in 1953 (Handbook of Texas).
- Location. It’s on Farm Road 2244, on the west side of Lake Austin at the edge of the Edwards Plateau, six miles west of downtown Austin in west central Travis County (Handbook of Texas).
- Population. The population was 3,116 in 2000 and 3,444 in 2020 (Handbook of Texas).
- County and appraisal district. West Lake Hills is in Travis County, appraised by the Travis Central Appraisal District (TCAD).
- School district. The Handbook of Texas records West Lake Hills as part of Eanes ISD. Confirm the specific address with Eanes ISD and TCAD.
- Septic. In Texas, on-site sewage facilities, including septic systems, are permitted and regulated through TCEQ and its authorized local agents. Whether a particular West Lake Hills home is on septic or sewer has to be checked address by address with the City of West Lake Hills and the seller.
What Buying a Home in West Lake Hills Is Really Like
Hills and lots. As the name suggests, many lots here are on slopes. Slope affects drainage, foundations and what can be built, and it can make the appraisal harder when similar homes are scarce. If you’re planning to build or expand, check the City of West Lake Hills’ development rules before you count on it.
Septic or sewer? Some homes in the area may use a septic system. Ask the seller, check with the city, and plan on an inspection. A septic system that needs work can change your budget and the loan.
Building on a lot you own. If you already own a lot, construction financing can fund the build and convert to a permanent mortgage when it’s finished. Lenders review the builder, plans and budget, and requirements vary by lender.
Jumbo reserves and documentation. Many West Lake Hills purchases need a jumbo loan. Lenders want to see reserves after closing, and how much varies by lender and loan size. Business owners and buyers with large investment balances often do better with bank statement, P&L or asset depletion loans than with a standard tax-return file.
Loan-fit table
| Your situation | Loan types we usually compare | What we check first |
|---|---|---|
| Buying above the conforming loan limit | Jumbo | Reserves, income documentation and comps; requirements vary by lender |
| Building on a lot you already own | Construction | Builder, plans, budget and city development rules |
| Large balances, modest monthly income | Asset depletion | Account statements and how assets are held |
| Business owner | Bank statement or P&L | Deposits, ownership and write-offs |
| Older home that needs work | Renovation loan | Scope, bids and value after the work |
| Veteran | VA | Entitlement and Certificate of Eligibility |
| Buying a rental | DSCR | Market rent compared with the full payment |
| Buyer living outside the U.S. | Foreign national mortgage | Source of funds and planned use |
Programs Available to West Lake Hills Buyers
Non-QM loans
Non-QM loans qualify you on something other than a W-2 and tax returns, and they fit a lot of West Lake Hills buyers:
- Bank statement loans figure income from business or personal deposits.
- P&L loans use a profit-and-loss statement for the business.
- Asset depletion counts eligible savings, investment and retirement balances as qualifying income.
- DSCR loans qualify a rental on its rent instead of your personal income. See also our Texas DSCR page.
- ITIN mortgages and foreign national mortgages cover buyers without an SSN or living outside the U.S.
Down payment, credit and reserve requirements on these programs vary by lender. That’s the reason to shop more than 50 wholesale lenders instead of one.
Standard programs
Conventional, jumbo and VA loans cover most West Lake Hills purchases, with construction and renovation financing for buyers planning to build or update.
Property taxes in West Lake Hills
I won’t quote a total tax rate for a West Lake Hills home here; the bill depends on the parcel. Pull the current rates for the specific address from TCAD, and we’ll build them into your payment.
Who appraises the home. TCAD appraises West Lake Hills homes. The parcel page lists every taxing unit on the bill: the county, the city, the school district and any MUD, PID or emergency services district.
Lines to look for. A West Lake Hills bill typically includes Travis County, the City of West Lake Hills and the school district, and may include other special districts. Check the TCAD parcel page for the exact list.
Homestead exemption. Once the home is your principal residence, apply for the residence homestead exemption. Under Texas Tax Code §11.13(b), school districts must exempt $140,000 of a homestead’s appraised value (Texas Comptroller).
The over-65 and disabled exemption. Under §11.13(c), homeowners who are 65 or older, or disabled, get an additional $60,000 school-district exemption. Other taxing units can adopt their own local-option exemptions.
The 10% homestead cap. Under Texas Tax Code §23.23, a homestead’s appraised value for tax purposes can’t rise more than 10% a year, plus new improvements. The cap starts the year after you qualify.
Protest deadline. Under Texas Tax Code §41.44, you must protest by May 15 or 30 days after the appraisal district delivers your notice, whichever is later.
What this means for your loan. Lenders qualify you on the full monthly payment, taxes included. A new owner doesn’t inherit the seller’s capped value or exemptions, so the tax bill can jump after a sale. We estimate it on the actual parcel before you offer.
How We Help West Lake Hills Buyers and Homeowners
A West Lake Hills purchase, start to finish
- First conversation. Call or text (512) 593-1336. We talk about price, timing, down payment and how your income is documented.
- Documents. Pay stubs and W-2s, tax returns, bank or business statements, or asset statements, depending on the loan type.
- Pre-approval. We compare more than 50 wholesale lenders and issue a pre-approval for the loan you’ll actually use.
- Address-level check. For the home you like, we pull the TCAD record, confirm the school district, and ask about septic, slope and insurance.
- Under contract. We lock when you’re ready, order the appraisal and work with the title company.
- Underwriting. We tell you what the underwriter needs and why, in plain English.
- Closing. You sign and get keys. Then file your homestead exemption.
Refinancing
If you already own in West Lake Hills, we can look at a rate-and-term refinance, a cash-out refinance, or a HELOC if you’d like to keep your first mortgage. If you built with a construction loan, we can look at refinancing once the home is complete. We’ll compare the options from more than 50 wholesale lenders and tell you plainly whether a refinance makes sense right now or whether it’s better to wait.
Neighborhoods We Serve in West Lake Hills
West Lake Hills is a small city of hillside streets, so we don’t list subdivision names here. What matters for a loan is the property type:
- Established homes on larger hillside lots. Slope, drainage, septic or sewer, and inspections.
- Updated and rebuilt homes. Higher price points, jumbo financing and appraisal comps.
- Lots ready to build. Construction financing and city development rules.
We also work with buyers comparing West Lake Hills with Rollingwood, Tarrytown and central Austin.
Questions before an offer
- Septic or sewer? Ask the seller and the city, and plan an inspection.
- How steep is the lot? Slope affects building, drainage and appraisal.
- What does insurance cost? Get a quote early.
- How much will you have left after closing? Jumbo lenders look at reserves.
- Which school district? Confirm Eanes ISD by address.
- What can you build or add? Check city development rules.
- Is it near a creek or the lake? Check the FEMA flood zone early.
Talk to Someone Who Knows West Lake Hills
- More than 50 wholesale lenders, compared for your file.
- Non-QM is a real part of what we do: bank statement, P&L, asset depletion, DSCR, ITIN and foreign national loans.
- Locally owned, with our office at 2617 Willow St, Unit 1, Austin TX 78702. We serve West Lake Hills buyers by phone, video and online document upload, or in person at our Austin office by appointment.
- Rated 4.9 on Google (79 reviews).
- Call or text (512) 593-1336.
Looking at nearby areas too? See Rollingwood, Tarrytown, Lakeway, our Austin page, or every Texas area we serve.
Frequently Asked Questions
Is West Lake Hills in Eanes ISD?
The Handbook of Texas records West Lake Hills as part of Eanes ISD. School district lines are set address by address, though, so confirm the specific property with Eanes ISD and the Travis Central Appraisal District record before you rely on a particular school when choosing a home or writing an offer.
Do West Lake Hills homes use septic?
Some homes in the area may, and others are on sewer. It has to be checked address by address with the seller and the City of West Lake Hills. If the home is on septic, plan for an inspection and ask for permit and service records, since repairs can change your budget.
How do jumbo reserves work?
Reserves are money you still have after closing, usually counted in months of your full payment. Jumbo lenders often ask for more than conventional lenders, and retirement or investment accounts may count. How much they want varies by lender and loan size, so we compare several before you make an offer.
Can I build on a West Lake Hills lot I already own?
Often, yes. Construction financing pays your builder in stages and converts to a permanent mortgage when the home is finished. Lenders review the builder, plans and budget, and requirements vary by lender. Check the city’s development rules for the lot before you lock in a design or budget.
Can I qualify on investment assets instead of income?
Often, yes. An asset depletion loan turns eligible savings, investment and retirement balances into qualifying income, which can help buyers with large balances but modest monthly income. How assets are counted varies by lender, so we compare several and show you which approach fits your accounts and price range.
Can business owners get a jumbo loan without tax returns?
Possibly. Bank statement and P&L loans qualify self-employed buyers on deposits or business profit instead of tax returns, and some lenders offer them at jumbo loan sizes. Down payment and reserve requirements vary by lender, so we compare several and show you which programs fit your file.
Does a sloped lot affect my mortgage?
It can. Slope can affect drainage, foundations and what can be built, and it can make the appraisal harder when similar homes are scarce. An inspection and, if needed, an engineer’s review help. We talk through appraisal risk before you’re under contract so there are fewer surprises later.
Do you have an office in West Lake Hills?
No. Our office is in Austin at 2617 Willow St, Unit 1, by appointment. We serve West Lake Hills buyers by phone, video, text and online document upload, so you never have to drive in. If you’d rather meet face to face, call or text (512) 593-1336 to set a time.
CapFi Lending, NMLS 1692019. Dustin Edwards, NMLS 577050. Clay Wilson, NMLS 1849979. 2617 Willow St, Unit 1, Austin TX 78702. (512) 593-1336. Rated 4.9 on Google (79 reviews). NMLS Consumer Access
Sources
Sources checked October 24, 2026.
- Handbook of Texas Online, “West Lake Hills, TX” (1953 incorporation, FM 2244, Lake Austin, Edwards Plateau, six miles west of downtown, Eanes ISD, population, coordinates): https://www.tshaonline.org/handbook/entries/west-lake-hills-tx
- City of West Lake Hills: https://www.westlakehills.org/
- Eanes ISD: https://www.eanesisd.net/
- TCEQ, On-Site Sewage Facilities (including septic systems): https://www.tceq.texas.gov/permitting/ossf
- Travis Central Appraisal District: https://traviscad.org/
- Texas Comptroller, Property Tax Exemptions ($140,000; $60,000 65+/disabled; local options): https://comptroller.texas.gov/taxes/property-tax/exemptions/
- Texas Tax Code §11.13: https://statutes.capitol.texas.gov/Docs/TX/htm/TX.11.htm
- Texas Tax Code §23.23: https://statutes.capitol.texas.gov/Docs/TX/htm/TX.23.htm
- Texas Tax Code §41.44: https://statutes.capitol.texas.gov/Docs/TX/htm/TX.41.htm
- FEMA Flood Map Service Center (flood zone lookup): https://msc.fema.gov/portal/home