A firefighter-owned mortgage brokerage in Boca Raton, serving Texas teachers and educators across every metro in the state. TSAHC Homes for Texas Heroes specialists. $0 lender fees for first responders. The income-structuring expertise national lenders skip on teacher or educator files.
Texas runs one of the country's strongest hero-specific DPA programs (TSAHC Homes for Texas Heroes — built for firefighters, peace officers, EMS, teachers, and veterans). Most national lenders don't have wholesale access to it; we do. Combined with TDHCA's My First Texas Home, Texas teachers and educators have more layered DPA options than most states.
⚠️ Lender access varies — we verify wholesale channel availability before quoting.
This page is for Texas teachers and educators specifically — buying or refinancing anywhere in the state.
30-year fixed mortgage with a DPA grant OR second-lien option through the Texas State Affordable Housing Corporation. Built specifically for teachers, teacher aides, school librarians, school counselors, school nurses, peace officers, firefighters, EMS personnel, corrections officers, and veterans/active military.
Broader DPA program for eligible Texas buyers who do not qualify under Homes for Texas Heroes. 30-year fixed + DPA grant or second lien.
Texas Department of Housing & Community Affairs first-time/veteran/targeted-area program with low-interest mortgages + DPA.
Annual federal tax credit (up to $2,000/year) for eligible Texas buyers, stackable with the above.
Zero down, no PMI, reduced funding fee for disability-rated veterans. For teachers and educators who served before joining their current field, we structure dual-eligible files that often clear closing with $0 out of pocket.
HUD federal program — 50% off the list price on HUD-owned properties in designated revitalization areas. Texas Teachers & Educators qualify (program also covers police, EMTs, paramedics, and K-12 teachers). 36-month occupancy commitment. Pairs with FHA financing.
For files that don't fit a DPA program — 3.5% down FHA, 3-5% down conventional, or non-QM bank-statement loans for teachers and educators with 1099 side income. Every Texas school has one.
Teachers paid on a 10-month schedule (e.g., 10 monthly checks Aug-May with no summer income) face a continuity question that 12-month teachers don't. We document the contract — annual salary divided into 10 vs 12 payments doesn't change the qualifying income; it's the same annual contract amount either way. We pre-frame the file so underwriting doesn't bounce it for 'income gaps' in summer months.
Athletic coaching, club sponsorships, after-school program leads — each one adds a documented stipend on top of base salary. A 24-month history of consistent stipends counts toward qualifying income. We attach the school's stipend matrix to the file.
Summer school, summer camp, ESL summer programs, and intersession teaching all count as qualifying income with a 24-month trailing pattern. National lenders frequently miss this because they don't ask.
Most districts pay differentials for advanced degrees (MS, MEd, EdD), National Board Certification, and accumulated continuing-ed credits. These are baseline income additions — we document them and submit them as recurring income.
First-year teachers often face continuity-of-employment pushback. We document the contract + prior related work (student teaching, paraprofessional time, military, related degree) to satisfy continuity rules without a 1-2 year delay.
We close mortgages in every Texas county. The cities and metros where Texas teachers and educators most commonly buy:
No, if the file is documented correctly. Your annual contract amount is the same whether you're paid in 10 monthly installments (Aug-May) or 12 (Sept-Aug). We document the contract, pre-frame the gap in summer pay so underwriting doesn't bounce it, and qualify you on the annual contract amount.
Yes, with a 24-month history. Athletic coaching, club sponsorships, summer school, and intersession teaching all count toward qualifying income when documented. We attach the district's stipend matrix to the file so underwriting reads them as recurring income, not one-off bonuses.
Yes. K-12 public school teachers are eligible for the GNND program — 50% off the list price on HUD-owned properties in designated revitalization areas, with a 36-month occupancy commitment. We screen GNND inventory weekly for our teacher files.
If you're a Texas teacher or educator — active, retired, or family of — we know how to structure your file. No documents required to start. No commitment.