FHA HOME Loans Texas

As an Army Veteran Mortgage Lender with extensive experience across the Lone Star State, Adam Bartling has helped Texas families achieve their homeownership dreams through FHA loans. Unlike big banks that treat you like a number, Adam provides personalized service, competitive rates, and expert guidance through every step of your FHA home loan journey.

What Makes Adam & his team Your Top Choice:

✅ Army Veteran - Understanding of military families and veteran benefits
✅ Texas Market Expert - Deep knowledge of every major Texas market
✅ Educational First Approach - Setting you up for long-term success
✅ No Upfront Credit Check - Start without impacting your credit
✅ Dedicated Support - Same team throughout your entire process
✅ Lender for Life - Annual real estate reviews to keep you on track

Perfect for: First-time homebuyers, families with limited savings, and anyone with less-than-perfect credit

Key Benefits:

✅ Only 3.5% down payment with credit score 580 or higher
✅ 10% down payment with credit score 500-579
✅ Seller contributions up to 6% toward closing costs
✅ Gift funds from family members fully allowed
✅ Easier credit qualification than conventional loans
✅ Competitive interest rates backed by FHA insurance
✅ Loan amounts up to $524,225 in most Texas counties (higher in some areas)

Perfect for: Current FHA homeowners looking to reduce their monthly payment

Key Benefits:

✅ Minimal documentation required
✅ No appraisal needed in most cases
✅ No income verification in many scenarios
✅ Lower interest rate means immediate savings
✅ Faster processing than traditional refinances
✅ Switch from ARM to fixed-rate loan
✅ No cash-out - purely for rate and term improvement

How It Works: 

Your new loan must provide a "Net Tangible Benefit" - meaning you'll actually save money! 

• Lower monthly payment
• Lower interest rate
• Switch from adjustable to fixed rate

Perfect for: Homeowners who need cash for home improvements, debt consolidation, education, or major expenses

Key Benefits:

✅ Access up to 80% of your home's value
✅ One consolidated payment for all debts
✅ Potentially lower interest rate than credit cards
✅ Use funds for any purpose - no restrictions
✅ Tax advantages on mortgage interest (consult tax advisor)
✅ Fixed-rate stability for predictable payments

Common Uses:

• 🏡 Major home improvements or renovations
• 🎓 College tuition or education expenses
• 💳 High-interest debt consolidation
• 🚗 Vehicle purchase or major expenses
• 💰 Emergency fund establishment

Perfect for: Buyers building their dream home from the ground up

Key Benefits:

✅ Single closing - save thousands on closing costs!
✅ Only 3.5% down payment on total project cost
✅ Finance land purchase AND construction
✅ Lock interest rate before building starts
✅ Automatic conversion to permanent mortgage
✅ One set of closing costs instead of two
✅ No need for interim construction loan

How It Works:

1. Apply with Adam Bartling for FHA construction loan approval
2. Choose your builder (must be FHA-approved)
3. Finalize plans and budget with professional estimates
4. Close your loan before construction begins
5. Builder draws funds as construction progresses
6. Move into your new home with automatic permanent mortgage

Eligible Construction Types:

• New construction on your own land
• Existing home with major renovation (203(k) rehab)
• Manufactured homes on permanent foundations

Perfect for: Buyers purchasing fixer-uppers or homes needing significant renovation

Two Programs Available:

Standard 203(k) - Major Renovations:

✅ Renovations over $35,000
✅ Structural repairs allowed
✅ Room additions possible
✅ Complete kitchen/bathroom remodels
✅ Foundation or roof replacement
✅ Pool installation (in some cases)

Limited 203(k) - Minor Renovations:✅ Repairs up to $35,000
✅ Simpler process
✅ Non-structural improvements
✅ Flooring, painting, appliances
✅ HVAC replacement
✅ Faster closing timeline

Key Benefits:

✅ Purchase + renovation in one loan
✅ Only 3.5% down payment on TOTAL project
✅ Avoid paying rent during renovations
✅ Forced equity growth through improvements
✅ Buy in established neighborhoods at lower prices
✅ Customize your home exactly how you want it

Texas Advantage: Many beautiful Texas neighborhoods have older homes with "good bones" but needing updates. Adam Bartling specializes in 203(k) loans and can help you see the potential in properties others overlook, creating your perfect home while building instant equity!

One of the biggest myths: You need 20% down to buy a home. THE TRUTH: Texas offers incredible down payment assistance programs that can provide thousands toward your purchase!

• Assistance: Up to 5% of loan amount
• Who Qualifies: Low to moderate-income families
• Format: Grant OR deferred forgivable loan (forgiven after 3 years)
• Eligible Loans: FHA, VA, USDA, Conventional
• Bonus: Qualifies for Texas Mortgage Credit Certificate (20% tax credit!)
• Credit Score: 620 minimum

• Assistance: 3-5% of loan amount as GRANT
• Who Qualifies: Teachers, police, firefighters, EMS, correctional officers, Veterans
• Format: Grant (NO repayment required!)
• Eligible Loans: FHA, VA, USDA, Conventional
• Bonus: Qualifies for MCC tax credit
• Credit Score: 620 minimum

• Assistance: Up to 5% of loan amount
• Who Qualifies: First-time homebuyers & Veterans
• Format: Grant or deferred forgivable loan
• Eligible Loans: FHA, VA, USDA, Conventional
• Bonus: Qualifies for MCC tax credit
• Credit Score: 620 minimum

• Assistance: Up to 5% of loan amount
• Who Qualifies: ANY homebuyer (first-time OR repeat!)
• Format: Grant or deferred loan
• Eligible Loans: FHA, VA, USDA, Conventional
• Credit Score: 620 minimum

• Up to $50,000 available!
• Zero-interest, forgivable loan
• Forgiven after living in home for 5 years
• Income: 80% or below area median income
• Homebuyer education course required

• Assistance for low-moderate income buyers
• Must purchase within Dallas city limits
• Various program options available
• Contact Adam for current program details

• Up to $40,000 available!
• Forgivable loan structure
• Purchase price limits apply (under $614,054)
• Income restrictions based on household size

• Up to $25,000 for down payment and closing costs
• Zero-interest forgivable loan
• 5-10 year forgiveness period
• Purchase price limits apply

• HIP 80: Up to $30,000 (forgivable)
• HIP 120: Up to $15,000 (75% forgivable after 10 years)
• Various income and price restrictions

How Adam Bartling Helps: As your trusted FHA mortgage broker, Adam knows EVERY down payment assistance program in Texas! He'll identify which programs you qualify for, help you apply, and coordinate everything with your FHA loan - potentially saving you $10,000-$50,000 on your purchase!

Great News: FHA loans are designed to be accessible! Here's what you need:

✅ 580 or higher = 3.5% down payment
✅ 500-579 = 10% down payment
✅ Past credit issues? FHA is more forgiving than conventional loans!
✅ Bankruptcy? Can qualify 2 years after discharge (vs. 4 years conventional)
✅ Foreclosure? Can qualify 3 years after (vs. 7 years conventional)

Adam's Expert Guidance: Even if your credit isn't perfect, Adam can evaluate your situation and provide a realistic path to FHA loan approval, including credit repair strategies if needed.

✅ Steady employment - typically 2 years in same line of work
✅ Income verification through pay stubs, W-2s, tax returns
✅ Self-employed? 2 years tax returns required
✅ Multiple income sources can be combined
✅ Part-time income can count if 2+ year history

✅ Front-end ratio (housing payment): 31% of gross income
✅ Back-end ratio (all debts): 43% of gross income
✅ Higher ratios possible with compensating factors
✅ Adam's advantage: Shopping multiple lenders finds you the best approval odds!

✅ Primary residence only (must live there)
✅ Single-family or 2-4 unit properties
✅ Condos (must be FHA-approved)
✅ Manufactured homes (on permanent foundation)
✅ FHA appraisal required (property must be safe and sound)

FHA loans require mortgage insurance to protect lenders, but the benefits often outweigh the costs:

• 1.75% of loan amount
• Can be rolled into your loan (no cash needed)
• Example: $300,000 loan = $5,250 upfront MIP

• 0.55% of loan amount annually (reduced in 2025!)
• Paid monthly as part of mortgage payment
• Example: $300,000 loan = $137.50/month

• Less than 10% down: MIP for life of loan
• 10% or more down: MIP drops after 11 years
• Refinance option: Remove MIP by refinancing to conventional loan once you reach 20% equity

Adam's Perspective: While MIP adds cost, FHA's lower down payment and easier qualifying often make it worthwhile - especially for first-time buyers. Adam runs the numbers to show you total costs vs. conventional loans, ensuring you make the best choice!

"Adam made our impossible dream possible!" ⭐⭐⭐⭐⭐ "With a 585 credit score and limited savings, we thought homeownership was years away. Adam found us a lender who approved our FHA loan, helped us access $15,000 in down payment assistance, and we closed on our Houston home in just 35 days! As a veteran himself, Adam understood our situation and never gave up on us."

• The Martinez Family, Houston, TX

"Best mortgage broker in Dallas - hands down!" ⭐⭐⭐⭐⭐ "After being denied by two other lenders, Adam took the time to really understand our finances. He shopped our scenario with five different lenders and got us approved with better terms than we imagined! His knowledge of FHA loans is unmatched, and his team made the process stress-free."

• Jennifer & Mike T., Dallas, TX

"Our lender for life!" ⭐⭐⭐⭐⭐ "Adam helped us buy our first home 3 years ago with an FHA loan. He just called us last month to say rates dropped and we could save $300/month with an FHA Streamline Refinance! It took less than 30 days and he saved us thousands. THIS is what a trusted mortgage broker does - he actually cares about his clients long-term!"

• The Rodriguez Family, San Antonio, TX
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Unlike big banks that treat you like a number and direct lenders who only offer their own products, Bartling Lending shops YOUR loan with multiple lenders to find you the absolute best FHA loan terms available!

The Bartling Lending Difference:

✅ Multiple Loan Options - We shop for you
✅ Army Veteran Owned - Understanding military families
✅ Educational First - You'll understand everything
✅ No Pressure - Your timeline, your decision
✅ Dedicated Team - Same processor throughout
✅ Life-Long Relationship - Annual reviews forever
✅ Texas Expertise - Deep knowledge of every TX market

Adam Bartling is an Army Veteran Mortgage Lender licensed to originate FHA loans throughout Texas. All loan programs, rates, and terms subject to credit approval and property appraisal. This is not a commitment to lend. Bartling Lending works with multiple FHA-approved lenders to provide clients with competitive options. Loan amounts are subject to FHA lending limits by county. Equal Housing Opportunity.