Refinance your Texas home loan with confidence
Lower your rate, shorten your term, or access equity you have built over time. We run the real numbers on your existing loan versus a new one before you commit to anything.
NMLS #2583932Equal Housing Opportunity
Rate-and-term, cash-out, or streamline
Different goals call for different loan structures. Here is what each approach does and when it tends to make the most sense.
Rate-and-term refinance
A rate-and-term refinance replaces your existing loan with a new one at a different rate, a different term, or both, without changing the loan balance in a meaningful way. It is the most common refinance goal: lower your monthly payment, pay the loan off sooner, or switch from an adjustable rate to a fixed one.
Cash-out refinance
A cash-out refinance lets you borrow against the equity you have built in your home by replacing your existing loan with a larger one and receiving the difference at closing. Texas homeowners have additional rules governing this type of transaction. See the section below.
Streamline refinance
If your existing mortgage is an FHA or VA loan, a streamline refinance may let you lower your rate with less documentation and no new appraisal. We check eligibility as part of your initial review.
Is now a good time to refinance?
The right time depends on your rate, your remaining term, how long you plan to stay in the home, and closing costs. We calculate your break-even point before recommending anything.
A refinance that does not recoup its closing costs within a timeframe that matches your plans is not a good refinance, regardless of the rate. We tell you that upfront.
Rates have dropped since you closed
Even a modest reduction can meaningfully change your monthly payment and total interest paid over the life of the loan. We model both before recommending.
You have an adjustable-rate mortgage approaching its first adjustment
Locking into a fixed rate before the ARM adjusts removes payment uncertainty and protects you against future rate movement.
You want to shorten your loan term
Moving from a 30-year to a 15-year loan can dramatically reduce total interest paid. The monthly payment rises, but the lifetime cost of the loan falls sharply.
You want to eliminate private mortgage insurance
If your home has appreciated and you now have at least 20% equity, a refinance can remove monthly MI even if your current servicer has not triggered an automatic cancellation review.
You need access to home equity
A cash-out refinance can fund home improvements, consolidate higher-rate debt, or cover a major expense. Texas has specific rules governing this. See below.
Texas cash-out refinance rules are different
Texas has some of the strongest homestead protections in the country. Those protections come with specific rules governing how homeowners can borrow against their equity. The key ones are listed below. This is general educational information, not legal advice. Talk to a loan officer at Apex Capital Mortgage about how these rules apply to your specific situation.
80% combined loan-to-value limit
Texas Section 50(a)(6) loans cap total mortgage debt secured by your primary residence at 80% of its fair market value at the time of closing. This means you can never borrow more than 80 cents for each dollar of home value, regardless of how much equity you have built.
Primary residence only
Texas home-equity cash-out refinances are available only on your primary homestead, not investment properties or second homes. The property must be your legal homestead under Texas law.
Once per year
Texas law limits home-equity loan activity on a single property to once per 12-month period. Timing matters; if you are planning a cash-out refinance, the calendar starts from the date of your last home-equity transaction.
Waiting periods and cooling-off provisions
Texas requires a 12-day waiting period between application and closing on a home-equity loan, plus a three-day right of rescission after closing. These are statutory requirements, not lender preferences.
Agricultural exemption restrictions
If your property is designated agricultural land for tax purposes, home-equity lending may be restricted. We flag this during the initial review.
Important: Texas home-equity rules are governed by the Texas Constitution and the Texas Finance Code. They carry more legal weight than standard lender overlays. Violations can render a lien unenforceable. A qualified loan officer will confirm which rules apply before you proceed. Schedule a review with our team.
See how a new loan could change your monthly payment
Our Texas mortgage calculator lets you model different loan amounts, rates, and terms side by side. Plug in your current loan details and compare them to a potential refinance scenario before you call us.
Refinancing in your Texas market
Property values, appraisal timelines, and homestead rules interact differently depending on where your home is located. We lend across Dallas-Fort Worth, Houston, San Antonio, Austin, New Braunfels, and Boerne, and we know the local nuances that affect your refinance options.
Ready to see your rate?
Get a real pre-approval from a Texas loan officer who picks up the phone, with no credit-pulling games and no surprises at closing.