Trey and the team made the whole mortgage smooth and stress-free — he explained every step clearly and Julian always felt informed and supported.
Julian C. · Rosenberg, TXHome purchase
First-time buyers · Fort Bend County
Your first home in Missouri City, minus the mystery.
Everything a first-time buyer around Houston needs to know, in the order you need to know it — the myths, the steps, the Texas programs that put money toward your down payment, and the taxes nobody warns you about.
is it dumb that I don’t know where to start
It’s the normal starting point. Nobody teaches this. Step one is a 15-minute conversation — no documents, no pressure. Text me when you’re free and we’ll map it out.
Myths, retired
Six things you’ve heard that aren’t true
I need 20% down.
The truth: You don’t. Conventional loans start at 3% down for first-time buyers, FHA at 3.5%, and VA and USDA at $0. Twenty percent avoids mortgage insurance — it is not the price of admission. On a $400,000 Missouri City home, 3% is $12,000, not $80,000.
I need perfect credit.
The truth: You need workable credit. FHA guidelines allow scores in the 580s; conventional typically starts around 620. Higher scores get better pricing, but “not perfect” is not “not eligible.” If your score needs work, the team will tell you exactly which levers move it.
I should wait for rates to drop.
The truth: Nobody can time rates — including us. The practical question is whether the payment works today. If it does and you plan to stay a while, buying starts the clock on equity, and a refinance is always available later if rates improve.
Getting pre-approved will hurt my credit.
The truth: A mortgage inquiry is a small, temporary dip, and multiple mortgage inquiries within a short window count as one. Shopping without a pre-approval hurts far more: in Fort Bend’s competitive price bands, offers without one get set aside.
Find the house first, then figure out the loan.
The truth: Backwards. A real pre-approval first tells you your actual price range — with Fort Bend taxes, MUD, and insurance priced in — so you don’t fall in love with a house whose real payment is $600 more than the listing calculator said.
My student loans disqualify me.
The truth: Almost never on their own. Lenders look at the monthly payment relative to income, and there are specific rules for income-driven and deferred plans. Send Mandie your statement and she’ll tell you how it counts.
The path
Six steps from “I think we’re ready” to keys
- 01
The conversation
Fifteen minutes with Trey or Mandie. Where you want to live, what you earn, what you have saved, what’s worrying you. No documents yet.
- 02
Real pre-approval
Application through Fairway’s secure portal, documents uploaded, credit pulled, and an underwriter-reviewed pre-approval letter — the kind Fort Bend listing agents take seriously.
- 03
Your real budget
We price the actual payment for the neighborhoods you like — Sienna vs. Riverstone vs. Pearland have different tax rates — and set a ceiling you’re comfortable with, not just the maximum you qualify for.
- 04
Shop with confidence
Your agent finds the house; we run the numbers on any address in minutes and update your pre-approval letter to match your offer.
- 05
Under contract
Option period, appraisal, inspection, insurance. Leo keeps the checklist moving and you always know what’s next and what’s outstanding.
- 06
Clear to close
Underwriting signs off, the Closing Disclosure arrives at least three business days before closing, and you sign at the title company. Then we help you file your Texas homestead exemption.
Texas down payment help
The programs that put money toward your down payment
Texas runs two statewide agencies with real assistance for qualified buyers, and Houston-area cities and counties layer their own on top. All of them are accessed through a participating lender — you don’t apply to the agency directly.
- TSAHC — Homes for Texas Heroes. Teachers, police, firefighters, EMS, corrections officers, nursing faculty and veterans: assistance of 2–5% of the loan amount as a grant or a three-year forgivable second lien, plus access to a Mortgage Credit Certificate.
- TSAHC — Home Sweet Texas. The same assistance structure for income-qualified buyers in any profession. No first-time buyer requirement.
- TDHCA — My First Texas Home & My Choice Texas Home. A fixed-rate first mortgage paired with a 2–5% second lien, either deferred for 30 years or forgivable after three. My First is for first-time buyers (veterans exempt); My Choice serves repeat buyers.
- City of Houston HAP & Harris County DAP. Larger forgivable assistance for lower-income buyers purchasing inside Houston city limits or unincorporated Harris County. Fort Bend buyers should check the statewide programs first.
For qualified buyers only. Income limits, purchase price limits (some programs), credit minimums and homebuyer education requirements apply and change without notice. Assistance is a loan or a conditional grant, not free money. Fairway Independent Mortgage Corporation is not affiliated with, or acting on behalf of or at the direction of, FHA, VA, USDA, TSAHC, TDHCA, or any government agency.
Down payment assistance, explained →we have decent income but zero savings after rent 😩
Then you might be exactly who TSAHC and TDHCA built these for. For qualified buyers the assistance can cover down payment AND closing costs. Income limits apply — send me your rough household income and I’ll tell you in five minutes if you fit.
Real clients, real reviews
Five stars.4.96 across 657 verified reviews
Highlights from Experience.com, Google & Zillow — paraphrased from verified client reviews, every buyer real.
Brought Trey a deal that was about to fall apart on financing. Other lenders couldn’t get it done; Trey found a solution and carried it to closing.
Joanie C. · Rosenberg, TXRealtor partner
Closed on the house with Trey as lender and everything went smooth — “a great team,” and he’d recommend them without hesitation.
Elias G. · Conroe, TXFirst home
Great team to work with — communication was excellent and, in his words, everyone delivered.
Ugochukwu O. · Houston, TXHome purchase
Two words came up: communication and smooth. Felt in the loop the entire way.
Araceli R. · Houston, TXHome purchase
Honesty, integrity and genuine care throughout — the team took time to understand his finances, not just push a loan through.
Koffi M. · Richmond, TXHome purchase
Appreciated being walked through the process and helped to actually understand her options.
Sarah P. · Richmond, TXHome purchase
Very professional, a great customer experience, and it felt like the team cared about them.
Shawni M. · Kerrville, TXHome purchase
Trey and the team made the whole mortgage smooth and stress-free — he explained every step clearly and Julian always felt informed and supported.
Julian C. · Rosenberg, TXHome purchase
Brought Trey a deal that was about to fall apart on financing. Other lenders couldn’t get it done; Trey found a solution and carried it to closing.
Joanie C. · Rosenberg, TXRealtor partner
Closed on the house with Trey as lender and everything went smooth — “a great team,” and he’d recommend them without hesitation.
Elias G. · Conroe, TXFirst home
Great team to work with — communication was excellent and, in his words, everyone delivered.
Ugochukwu O. · Houston, TXHome purchase
Two words came up: communication and smooth. Felt in the loop the entire way.
Araceli R. · Houston, TXHome purchase
Honesty, integrity and genuine care throughout — the team took time to understand his finances, not just push a loan through.
Koffi M. · Richmond, TXHome purchase
Appreciated being walked through the process and helped to actually understand her options.
Sarah P. · Richmond, TXHome purchase
Very professional, a great customer experience, and it felt like the team cared about them.
Shawni M. · Kerrville, TXHome purchase
Money questions
The questions first-timers actually ask
How much do I need for closing costs in Texas?
Plan on roughly 2–3% of the purchase price for closing costs, plus prepaid items (the first year of insurance and a few months of taxes to seed your escrow account). Seller contributions and lender credits can offset part of this; the team shows you the full picture on a Loan Estimate before you commit.
What is down payment assistance in Texas and do I qualify?
TSAHC (Homes for Texas Heroes and Home Sweet Texas) and TDHCA (My First Texas Home and My Choice Texas Home) offer qualified buyers assistance — typically 2–5% of the loan amount — as grants or forgivable/deferred second liens. The City of Houston and Harris County run their own programs. Income limits, credit minimums, homebuyer education and other eligibility rules apply. Fairway participates in these programs; Trey will tell you in one conversation whether you fit.
How do Fort Bend County property taxes work?
Your tax bill combines the county, your school district (Fort Bend ISD or Lamar CISD, for example), the city, and — in most master-planned communities — a Municipal Utility District (MUD). Effective rates commonly run 2–2.6%. After you close on your primary residence, file the Texas homestead exemption to reduce your taxable value.
Do I need an agent, and does Trey work with mine?
You should have a buyer’s agent, and yes — Chelbi’s whole job is agent relations. If you don’t have one yet, the team can introduce you to Realtors who know Missouri City, Sugar Land and the surrounding areas well. No referral fees, no strings.
How long does it take from offer to keys?
A typical Fort Bend purchase closes 21–30 days after contract. It can be faster when the documents are in early — which is exactly why the team pushes for a full pre-approval before you shop.
Ready for the 15-minute conversation?
No documents, no commitment. Text Trey what you’re thinking and he’ll tell you exactly what happens next.