Your complete step-by-step roadmap to homeownership — from credit score to closing day, with the property tax, insurance, and Option Period details generic guides leave out.
Most guides ignore what makes Texas different. This one was written around it.
★ Texas property taxes & the $140,000 Homestead Exemption
★ The Texas Option Period — your walk-away window
★ Texas down payment assistance & Hill Country specifics
What's Inside
Everything You Need to Know, In the Order You'll Need It
Eighteen chapters that walk you through the entire homebuying journey. Here's a sample.
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Understanding Your Credit Score
What makes up your FICO score — and the 30- and 60-day plans that can boost it before you apply.
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Down Payments & Texas Assistance
You likely need less than you think — 0–3.5% on most programs, plus $5,000–$15,000+ in Texas DPA grants many buyers don't know they qualify for.
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Loan Programs Compared
FHA, Conventional, VA, and USDA side by side — with 2026 loan limits and which Hill Country areas qualify for 0% down USDA.
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Texas Property Taxes Explained
The $140,000 Homestead Exemption, and the separate school district tax that surprises buyers — and that lenders often leave out of your estimate.
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The Texas Option Period
The uniquely Texan contract window that lets you walk away for any reason — and how to use it strategically after your inspection.
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Why Rates Change Every Day
What actually sets the rate you're offered — and the myths worth clearing up before you shop around.
…plus 12 more chapters covering pre-approval, house hunting, making an offer, closing day, insurance, and a plain-English glossary of every mortgage term you'll encounter.
My goal with this guide is simple: answer your questions before you ever have to ask them, so you can plan ahead, avoid common mistakes, and stay in control of the process — with the reach of a statewide lender and the personal service of a neighbor.— Chet Hearn, Senior Mortgage Advisor · Coast2Coast Mortgage
Texas Homebuyer FAQs
The questions buyers across Kerrville, San Antonio, and the Hill Country ask most — answered in depth inside the guide.
What credit score do I need to buy a home in Texas?
FHA loans require a 580+ score with 3.5% down (500–579 with 10% down). Conventional loans typically require 620+, VA loans accept 580+, and USDA loans generally require 640+. A score of 740+ qualifies you for the best rates. Chapter 2 of the guide includes 30- and 60-day plans to boost your score before applying.
How much down payment do I need in Texas?
Likely less than you think. FHA starts at 3.5% down, conventional first-time buyer programs start at 3%, and VA and USDA offer 0% down. Texas also offers down payment assistance of $5,000–$15,000+ in grants and forgivable loans to qualified buyers. Chapters 3 and 16 cover both in detail.
How high are Texas property taxes?
Texas property taxes average 1.6–2.0% of home value annually — roughly $400–$500/month on a $300,000 home. The $140,000 Homestead Exemption can save you $1,500–$3,000+ per year, and there's a supplemental school district tax many buyers receive separately. Chapter 15 explains both.
What is the Texas Option Period?
A negotiated window (typically 7–10 days) during which you can terminate the contract for any reason and recover your earnest money. You pay a small non-refundable option fee ($100–$500) to the seller — full flexibility to walk away after the inspection. Chapters 10 and 11 show how to use it strategically.
What are closing costs in Texas?
Typically 2–5% of the purchase price — $6,000 to $15,000 on a $300,000 home — covering lender fees, title insurance, appraisal, recording fees, and prepaid items. Seller concessions and lender credits can significantly reduce your cash-to-close. Chapter 12 breaks down every fee.
Is the guide really free? What's the catch?
Really free, no catch. No email address, no sign-up, no sales calls. Download it, print it, share it. If a question comes up while you're reading, Chet is a call or text away at (830) 642-1507 — but the guide is yours either way.
These are the questions buyers ask while reading the guide. For the full library — loan programs, credit, closing costs, rates, and refinancing — see the Mortgage FAQs.
Ready When You Are
Get the Guide. Then Let's Talk.
Grab the free guide, and when you're ready, a 15-minute call with Chet can save you thousands — and months of uncertainty.
This guide is for educational purposes only. Loan programs, rates, and requirements are subject to change. This is not tax or legal advice. All loans subject to credit approval. Chet Hearn, Senior Mortgage Advisor, NMLS #1931461 · Coast2Coast Mortgage, NMLS #376205 · Equal Housing Lender.
This offer made by Coast2Coast Mortgage, LLC, NMLS #376205, 125 B King Street, St Augustine, FL 32084, which is not affiliated with your current lender, nor is it a federal government agency or government form. This is not a credit decision or a commitment to lend.
CONSUMERS WISHING TO FILE A COMPLAINT AGAINST A COMPANY OR A RESIDENTIAL MORTGAGE LOAN ORIGINATOR SHOULD COMPLETE AND SEND A COMPLAINT FORM TO THE TEXAS DEPARTMENT OF SAVINGS AND MORTGAGE LENDING, 2601 NORTH LAMAR, SUITE 201, AUSTIN, TEXAS 78705. COMPLAINT FORMS AND INSTRUCTIONS MAY BE OBTAINED FROM THE DEPARTMENT’S WEBSITE AT WWW.SML.TEXAS.GOV. A TOLL-FREE CONSUMER HOTLINE IS AVAILABLE AT 1-877-276-5550.
THE DEPARTMENT MAINTAINS A RECOVERY FUND TO MAKE PAYMENTS OF CERTAIN ACTUAL OUT OF POCKET DAMAGES SUSTAINED BY BORROWERS CAUSED BY ACTS OF LICENSED RESIDENTIAL MORTGAGE LOAN ORIGINATORS. A WRITTEN APPLICATION FOR REIMBURSEMENT FROM THE RECOVERY FUND MUST BE FILED WITH AND INVESTIGATED BY THE DEPARTMENT PRIOR TO THE PAYMENT OF A CLAIM. FOR MORE INFORMATION ABOUT THE RECOVERY FUND, PLEASE CONSULT THE DEPARTMENT’S WEBSITE AT WWW.SML.TEXAS.GOV.
Disclosure: The content provided within this website is presented for information purposes only. This is not a commitment to lend or extend credit. Information and/or dates are subject to change without notice. All loans are subject to credit approval. Other restrictions may apply. Mortgage loans may be arranged through third party providers.
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