TEXAS MORTGAGE BROKER · SINCE 2012

Mortgage Refinance in Texas

Whether you want to lower your rate, shorten your term, or access your home equity, I will help you determine if refinancing makes sense for your situation.

Should You Refinance Your Texas Mortgage?

Refinancing replaces your current mortgage with a new one, ideally on better terms. It can make sense in Texas when it reduces your monthly payment, moves you from an adjustable rate to a fixed rate, shortens your term, or consolidates debt, and when you expect to keep the loan past the break-even point on closing costs.

Key facts:

  • Texas cash-out refinances are capped at 80% loan-to-value (Texas Constitution Section 50(a)(6))
  • A 12-day waiting period applies after application for cash-out refinances
  • A current appraisal is typically required
  • Moving from a 30-year to a 15-year term reduces total interest but raises the monthly payment
  • For reference, the Freddie Mac 30-year fixed averaged 6.48% nationally for the week of June 4, 2026 (Freddie Mac PMMS)

Texas has unique rules for cash-out refinancing under Section 50(a)(6) of the Texas Constitution. These rules cap your loan-to-value at 80%, require a 12-day waiting period, and include other consumer protections specific to our state. Not every lender understands these rules well. I do.

As an independent broker, here and at Mortgage Austin, my Austin-area brand, I compare wholesale refinance rates and find the best option for your goals. Whether a refinance pays depends on the gap between your current rate and the market, so start with current Texas mortgage rates. I will also run the break-even analysis so you know exactly when the refinance pays for itself.

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Lower Your Rate

If rates have dropped since you closed your original mortgage, refinancing could save you hundreds per month and tens of thousands over the life of the loan.

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Shorten Your Term

Moving from a 30-year to a 15-year mortgage can save massive interest over time. I will show you the numbers so you can decide if it is right for you.

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Access Home Equity

Cash-out refinancing lets you tap into the equity you have built. Texas 50(a)(6) rules apply, and I will walk you through every detail.

What Are the Rules for a Cash-Out Refinance in Texas?

Texas cash-out refinances fall under Section 50(a)(6) of the Texas Constitution. The loan is capped at 80% of your home’s value, a 12-day waiting period applies after you submit the application, a title company must handle the closing, and standard income, credit, and appraisal requirements still apply. These consumer protections are specific to Texas.

✓ Texas 50(a)(6) cash-out rules limit LTV to 80%

✓ 12-day waiting period required after application for cash-out refinances

✓ Title company must handle the closing (attorney not required)

✓ Current appraisal typically required

✓ Standard income, credit, and employment documentation

Wondering If a Refinance Makes Sense?

I will run the numbers and give you a straight answer. No pressure, just math.

Schedule Your Discovery Call →

Anthony Ferrando | Ferrando Financial LLC | NMLS# 2403080