ATTENTION: For Those who are serious about Getting Pre-Qualified FAST!
Bill Rapp, Mortgage Originator:
NMLS 228246
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HERE'S WHAT MY CLIENTS SAY:
What People Are Saying:
Excellent Service
Bill is an exceptional loan officer. He helped us to purchase our home with very personal and professional service. He helped us navigate the whole process from start to closing without any problems. We didn't think we're qualified to purchase a house, but Bill went above and beyond to find a way to help us achieve our goal. He always responded very quickly with our requests, he would come back with different options with comparison chart to clearly indicate how much we need for down payment, monthly payments, interest rates, closing costs etc.
We would highly recommend Bill to anyone in need of lending services. In fact, we have already recommended Bill to one of our friends on purchasing a house.
--- David Chan - Houston, TX
Bank Statement Lending!
William Rapp of Network Funding, L. P. was very professional and I felt comfortable in dealing with him. I will definitely recommend him to family and friends.
--- Ian F - Missouri City, TX
Professionalism - Expert In Home Style Loan
Bill is an expert in the topic, his explanations and online material make a difference and he is always there from the beginning to the end. He is committed to make thing happen.
--- Felipe Caldern & Carolina Angel Gutierrez
Great Service!
Bill Rapp's handling of our loan (even though out of state) was unparalleled to any service I have been through prior, including 3 different real estate transactions and multiple refinances. Extremely quick close, with great options and flexibility for my families needs. All around A+
--- Chris & Beth Sheehan - San Jose, CA
Knowledgeable and Responsive!
Bill was a pleasure to work with and he made the loan process fairly easy. He answered all questions I had very quickly and was straight forward in doing it. I would recommend Bill to others.
--- Wes Brady - Richmond, TX
Very professional and always returned our calls!
Bill takes a lot of pride in his job and is very dependable. They were very patient and understanding. He went out of his way and explained all my questions and concerns. They were very professional and returned my phone calls and emails. He did a great job and I fully recommend him.
--- Therese, Malcom & Shirley Teixeira - Katy, TX
Great Job!
Bill helped us out from beginning to end of loan process. The loan closed in a timely manner as Bill worked hard with bank to get our to the final steps.
--- Kamal & Theresa Wilson - Hartford, CT
Avid Problem-Solver and Absolute Pleasure to Work With!
Bill Rapp worked very hard to ensure that we closed our loan and were able to move into our new home. He always had alternatives to any problems we encountered while closing. He worked with us from the beginning identifying solutions to any problems that we were having. He was an absolute pleasure to work with!
--- Nikita Rayani & Sanit Tejani - Houston, TX
Awesome to work with!
Being a first-time buyer I came in with lots of questions and concerns. Bill was always available for any questions I had and answered everything to my satisfaction. Bill made the loan process so painless that I could still concentrate on other things. We ended up closing early which made things even better. If you are in need of a lender and want someone who is very approachable and stays on top of your loan then Bill is your guy.
--- Cesar Raya - Richmond, TX
Loan Declined by my bank, and he saved the day!
Bill, did an amazing job helping me close on my house. He took the reigns and reassured me the best route to take to help close. He was accountable, thorough and trustworthy. I will continue to work with Network Funding, L.P. when it comes to home buying in the future because of the quality of service Bill gave.
--- Jacob Smith - Boerne, TX
Bill Rapp Will Definitely Make It Happen!
Bill is the most kind, patient and helpful person I have ever known. He answers his phone calls and emails promptly. You can ask him a million questions, and he will answer each and every one of them. Before I started working with Bill, I had been turned down for a home loan, because of some past credit issues I had, plus I was a single mother. However, once I started working with Bill, he was able to quickly get me a home loan, with a good interest rate. I would recommend that you call him, as he will help you.
--- Corinne Wilson - Roselle, NJ
Knowledgeable, Honest, Trustworthy, and Reliable!
"I will definitely keep you in mind. If anyone I know needs financing, I will send them your way!"
--- Jon & Andrea Saleem, CRPC Financial Advisor - Houston, TX
Best Dam Mortgage Guy a man could know!
"Hands down the best loan experience to date!"
--- Gabe & Chelsea Jackson - Pearland, TX
Phenomenal, Hard Working and Never Quits!
Had a stupid foreclosure that could have been avoided if ex’s attny would have sent my buy out offer. So Bill was able to push this through with a 4 year foreclosure. He worked his butt off, was very diligent with his communication; and was very professional talking to me even when I was screaming and/or crying at him. Highly recommend this lender. He really go to the ends of the earth to help you!
--- Liz Keeter - Harlingen, TX
Exceptional customer service!
Bill is the most kind, patient and helpful person I have ever known. He answers his phone calls and emails promptly. You can ask him a million questions, and he will answer each and every one of them. Before I started working with Bill, I had been turned down for a home loan, because of some past credit issues I had, plus I was a single mother. However, once I started working with Bill, he was able to quickly get me a home loan, with a good interest rate. I would recommend that you call him, as he will help you.
--- Isha Lopez & Mauricio Garcia - Houston, TX
Service with a capitol S
Bill went above and beyond at every turn. He worked late on Saturday, he worked late all the time. We wanted to close ASAP and he really helped make it happen for us.
--- Jeff & Wendy Heger - Houston, TX
Best Buying Experience!
I would would highly recommend going with Network Funding LP. As a first time home buyer I didn't know what to expect. Bill Rapp was very helpful in answering all my questions and guided me through all ghe steps. I couldn't have asked for a better buying experience!
--- Tabitha Turner - Humble, TX
Would recommend him and use him again!
Very involved and professional . Kept me informed and up to date on everything that was going on Went with me closing and was very helpful and knowledgeable.
--- Kathy Ward - Houston, TX
Great experience!
Well I meet bill back in December 2016 he got recommended by my real estate agent we had a house in sight and started the process to get approved but we fail due to my work history and credit bill told me not to give up and put me in contact with a credit repair company they help me bring my score up and bill walk me thru the process of getting a new line so this time around we got approved before looking for our house after we found it we still had a couple of hick up but with bills help on Sunday 6-18-17 to be exact Father's Day bill called me to give me the great news that we had got approved and the closing date was as scheduled bill was more than just a lender to my family he became a friend and I'm alway going to have him in mind for any other financial situation.
--- Alejandres Felimon - Richmond, TX
I really liked his attitude!
I wouldn't usually say this but the way he had handled my mortgage was really pleasant. I personally enjoyed the time spent with him while we discussed feasible rates. He's a great man with a great personality and he offered really low interests as well. Definitely recommend him to others.
--- Tom Troiano - Atlantic City, NJ
He's nothing short of a miracle!
I'm a self-employed businessman and had him figure out the mortgage of the house after 30% down payment. The interest rates I received were incredibly low given what I had thought of earlier. One other important thing to note was that I hadn't really taken any loans earlier, so I had no credit history. He helped me out with all that as well so I can't really call him anything else but a miracle.
--- Fran Suarez - Cleveland, OH
He's really helpful!
I made a bid to him and the very same day he gave me an offer which I couldn't resist. It was too intimidating with those incredibly low interest rates and all, thoroughly recommend him.
--- Kenny Mickle - Houston, TX
Expeditious!
Bill was very expeditious and made it real easy going through the loan process. I felt he was on top of things.
I deal with investment properties and will more than likely call on him again.
--- Wayne King - Pensacola, FL
Bill was great!
Bill made us feel like a friend all the way thru the process. He was patient and explained everything he needed clearly. He was available ANYTIME we had questions or needed more information. Hopefully we won’t go thru this process again anytime soon, but if we do - we’d choose Bill! =)
--- Barbra & Nick Grimmer - Austin, TX
Great broker!
Bill was a great broker to work with. As first time home buyers we had many questions about the process, Bill took the time to help us even calling us back on weekends with answers. I would not hesitate to recommend him to anyone looking for a broker to work with.
--- Murray & Lisa Turner - Pensacola, FL
Outstanding service!
I couldn't have been more pleased with Bill's level of service. He made what is typically a lengthy, arduous process far quicker and easier at every turn. I'm extremely comfortable recommending Bill to friends and family, and will definitely utilize his services again!
--- Jim Lipari - Austin, TX
Jumbo and Non-QM Mortgages: Made Simple
Getting a jumbo or Non-QM mortgage is easier than most people expect. This guide explains what these loans are, who they’re for, and when they make sense.
What Is a Jumbo or Non-QM Loan?
A jumbo mortgage—also called a non-conforming loan—is any mortgage that does not meet the guidelines set by Fannie Mae and Freddie Mac.
Fannie Mae and Freddie Mac were created by Congress to provide liquidity and stability in the mortgage market. They buy mortgages from lenders, but only if those loans meet strict rules for:
Loan amount
Credit score
Down payment
Debt-to-income ratio
Post-closing reserves
Loans that exceed these limits are considered non-conforming.
When Do You Need a Jumbo Loan?
You’ll need a jumbo loan when the loan amount exceeds the conforming limit in your area.
How Jumbo and Non-QM Loans Are Underwritten
Jumbo loans are evaluated using the same fundamentals as conventional loans:
Credit score
Down payment
Debt-to-income ratio (DTI)
Cash reserves after closing
That said, jumbo loans often allow more flexibility in how those factors are evaluated.
Credit Scores
Most jumbo programs are available with credit scores as low as 660, though higher scores receive better rates. Borrowers with 760+ credit generally receive the most favorable terms.
Cash Reserves
Jumbo loans usually require more reserves than conforming loans.
Typical requirement: 12 months of reserves
Often split between liquid cash and retirement assets
Exceptions may be available with strong income, low DTI, or large down payments.
Where Jumbo Loans Are More Flexible
Higher DTI allowances
While conforming loans often cap DTI around 43%, jumbo loans may allow higher ratios if the borrower has strong reserves or equity.
More logical income analysis
Self-employed borrowers may qualify with one year of tax returns instead of two if they can document business stability and industry experience.
Lower down payments without mortgage insurance
Some jumbo programs allow 10% down—and sometimes less—without mortgage insurance. Rates may be slightly higher, and DTI requirements are typically stricter.
Piggyback loan structures
In certain cases, buyers can combine a first and second mortgage to reduce the down payment to as little as 5%. These structures are highly specialized and lender-specific.
Who Typically Uses Jumbo or Non-QM Loans?
These loans are well-suited for high-income earners who don’t want—or don’t have—their wealth tied up in cash. This group is often referred to as HENRYs: High Earners, Not Rich Yet.
HENRY borrowers often:
Earn $250,000–$500,000+ annually
Have strong credit histories
Hold significant retirement and investment assets
Prefer liquidity over tying up cash in a large down payment
Tax Considerations
Jumbo loans don’t automatically create tax advantages.
Mortgage interest is only deductible on the first $1 million of mortgage debt. If your loan exceeds that amount, the interest on the excess is not deductible.
For this reason, some borrowers choose to compare:
One jumbo loan
vs.
Two smaller loans or alternative structures
Always consult a tax professional before assuming tax benefits.
Choosing the Right Professionals
Buying a home—especially with a jumbo or Non-QM loan—is complex. You should always work with professionals who represent your interests, not just the transaction.
Real Estate Representation
Seller’s agents represent the seller
Buyer’s agents represent the buyer
Transaction brokers represent no one
As a buyer, it’s almost always best to work with a buyer’s agent who has a legal duty to protect your interests.
Mortgage Broker vs. Bank
A mortgage broker typically has access to many lenders, not just one bank’s in-house programs. This often results in:
Better pricing
More flexible loan options
Specialized programs banks may not offer
Even if you like your bank, remember: most banks sell loans shortly after closing anyway. Loyalty should never cost you better terms.
Foreign National Mortgages
You do not need to be a U.S. citizen to qualify for a mortgage.
Eligible Borrowers
Permanent residents (green card holders)
Non-permanent residents with valid work authorization
Refugees or individuals granted asylum
Non-resident foreign buyers may also qualify, but usually with:
Higher down payments (30–50%)
Higher interest rates
Fewer program options
Legal residency and proper documentation are mandatory.
Bank Statement Loans for Self-Employed Borrowers
If you’re self-employed and traditional tax returns don’t reflect your true income, a bank statement mortgage may be the solution.
How They Work
Instead of W-2s or tax returns, lenders use 12–24 months of bank statements to calculate income based on actual deposits.
Ideal For:
Business owners
Independent contractors
Freelancers and gig workers
Borrowers with significant tax write-offs
Trade-Offs
Because these loans are considered Non-QM:
Rates are typically higher
Down payments may be larger
Terms vary widely by lender, so shopping matters.
Final Thought
If you’ve been told “no” by a bank or lender, it doesn’t mean you can’t qualify—it often means you’re speaking with the wrong person.
In real estate and lending, who you work with matters.
Questions About Jumbo, Non-QM, or Bank Statement Loans?
Schedule a free, no-obligation consultation with a mortgage expert who knows how to structure complex deals efficiently.
Contact the Mortgage Viking
📞 281-222-0433
🏡 Houston Housing Inventory Hits a Record High: Why 2026 Could Be a Better Time to Buy 🔑
🏡 Houston Housing Inventory Hits a Record High: Why 2026 Could Be a Better Time to Buy 🔑
📈 Record Houston Homes for Sale: More Choices, More Leverage & New Opportunities for Buyers 🏠
Houston Has Record Housing Inventory: What It Means for Buyers
For the past several years, Houston homebuyers have dealt with a frustrating combination of limited inventory, intense competition, rising prices and higher mortgage rates.
Now, one part of that equation has changed significantly.
Houston has more homes available for sale than ever before.
According to the Houston Association of REALTORS® July 2026 Housing Market Update, active single-family listings reached 40,750 homes—the highest level ever recorded by HAR. That represents a 3.4% increase from the previous year and pushed Greater Houston to approximately 5.5 months of housing inventory.
For buyers who have been waiting for the Houston housing market to become less competitive, this is an important development.
It doesn't necessarily mean home prices are about to collapse. It does mean buyers may finally have something that was difficult to find during the pandemic-era housing boom:
Choices.
And more choices can create negotiating opportunities.
Houston's Housing Market Is Becoming More Balanced
Months of inventory estimates how long it would take to sell the homes currently listed if no additional properties entered the market.
Houston reached 5.5 months of single-family inventory in July, compared with approximately 4.6 months nationally.
That's dramatically different from the ultra-competitive housing market buyers experienced just a few years ago.
Instead of immediately competing with multiple offers on nearly every desirable property, buyers may have more time to compare:
·Homes
·Neighborhoods
·School districts
·Property taxes
·HOA costs
·Insurance expenses
·Builder incentives
·Mortgage options
·Overall monthly payments
That can change the entire homebuying process.
More Inventory Can Give Houston Buyers More Negotiating Power
A house sitting on the market doesn't automatically mean the seller will accept a low offer.
But additional inventory creates competition among sellers.
When several comparable homes are available in the same neighborhood, sellers need to give buyers a reason to choose their property.
Depending on the property, seller motivation and local market conditions, buyers may be able to negotiate items such as:
Purchase Price
Homes that have been sitting on the market longer may offer an opportunity for price negotiations.
Seller-Paid Closing Costs
Instead of focusing exclusively on price, buyers can sometimes negotiate seller contributions toward allowable closing costs.
Repairs
A less competitive market can make it easier for buyers to request repairs or credits following an inspection.
Interest-Rate Buydowns
Seller concessions may potentially be used toward eligible mortgage costs or temporary/permanent rate buydowns, subject to loan-program limits and lender guidelines.
That last strategy can be especially important because the purchase price is only one part of affordability.
Your Mortgage Strategy Matters More Than Ever
More inventory doesn't automatically make a home affordable.
The mortgage structure still matters.
A buyer purchasing a $400,000 home shouldn't simply ask:
"What's today's mortgage rate?"
A better question is:
"What financing structure gives me the best combination of payment, cash-to-close and long-term cost?"
As an independent mortgage brokerage, Medallion Funds can evaluate financing across multiple lenders and loan programs rather than limiting a buyer to one institution's product menu.
Depending on the borrower and property, potential financing options may include conventional financing, FHA loans, VA loans, jumbo mortgages, first-time homebuyer programs and other specialized mortgage products.
The right answer depends on your specific financial profile.
Don't Assume Record Inventory Means a Housing Crash
This distinction is important.
Record inventory doesn't necessarily mean Houston housing demand has disappeared.
In July 2026, Houston single-family home sales actually increased 1.6% year over year, while pending sales rose 2.6% to 8,215 contracts. Homes averaged 53 days on market versus 50 days one year earlier.
Prices also remained relatively resilient. HAR reported the single-family median price at approximately $340,000, while the average price was approximately $440,816.
In other words, Houston is seeing something more nuanced than simply "the market is crashing."
Supply has increased, but buyers are still buying.
That combination can create a healthier environment for buyers because additional inventory can reduce urgency without requiring a major deterioration in the underlying housing market.
Why Pre-Approval Matters in This Market
More negotiating leverage doesn't eliminate the need to prepare before shopping.
In fact, preparation may help buyers take better advantage of the current market.
Before touring homes, consider completing a mortgage pre-approval and establishing three numbers:
1. Maximum purchase price
Know what you can qualify for.
2. Comfortable monthly payment
The amount a lender approves and the amount you actually want to spend aren't necessarily the same.
3. Cash-to-close target
Understand your estimated down payment, closing costs, prepaid expenses and reserves.
Once those numbers are established, you and your real estate agent can evaluate properties based on the complete financial picture.
Look Beyond the Asking Price
Houston-area buyers should also consider the expenses that can materially affect their monthly housing cost.
For example, two similarly priced homes can have very different monthly payments because of differences in:
·Property taxes
·Homeowners insurance
·Flood insurance
·HOA assessments
·MUD taxes
·Interest rates
·Mortgage insurance
This is particularly important across Greater Houston, where tax rates, flood risk, insurance expenses and HOA costs can vary substantially from one community to another.
The cheapest house isn't always the cheapest house to own.
Should You Wait for Even More Inventory?
Trying to perfectly time a housing market is difficult.
Inventory could continue increasing. Mortgage rates could decline—or rise. Prices could soften in some Houston submarkets while remaining resilient in others.
Instead of trying to predict the exact bottom of the market, buyers should focus on whether today's combination of price, financing and negotiating leverage works for their personal situation.
The important question isn't:
"Is this the perfect housing market?"
It's:
"Can I structure a purchase today that makes financial sense for me?"
The Bottom Line for Houston Homebuyers
Houston's record housing inventory represents a meaningful change.
Buyers now have approximately 40,750 active single-family listings to choose from, while the market has expanded to roughly 5.5 months of inventory.
That can mean more choices, additional time to evaluate properties and potentially greater negotiating leverage.
But the opportunity isn't simply about finding a seller willing to negotiate.
It's about combining the right property, the right purchase price and the right mortgage strategy.
If you're considering buying a home in Houston, Katy, Fulshear or elsewhere in Texas, Medallion Funds can help you evaluate your mortgage options and determine what financing strategy fits your goals.
Bill Rapp
Partner & Capital Advisor | Medallion Funds
Commercial Lending Nationwide
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Main Office:
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[email protected]
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