ATTENTION: Self-Employed, Jumbo & Non-QM Buyers in Katy, TX (and across Texas) — Get Pre-Qualified FAST
Bill Rapp, Mortgage Originator:
NMLS 228246 | Serving Katy & the Texas Region
Expertise in Self-Employed, Jumbo, & Non-QM Mortgages.
Your Texas Mortgage Specialist in Katy & Beyond!
Get Your Katy, TX Mortgage Quote (Self-Employed • Jumbo • Non-QM)
Enter your name and email to get your options and next steps:
WITH PROVEN STRATEGIES & PROVEN RESULTS
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
Self-Employed, Jumbo, and Non-QM Mortgages in Katy, TX and Texas
Getting a mortgage as a self-employed borrower or through Jumbo and Non-QM programs in Katy and the wider Texas area is simpler than you might think. This guide covers what these loans are, who they help, 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 exceeds the loan limits set by Fannie Mae and Freddie Mac.
Fannie Mae and Freddie Mac, established by Congress, support liquidity and stability in the mortgage market by buying loans that meet strict requirements for:
Loan amount
Credit score
Down payment
Debt-to-income ratio
Post-closing reserves
Loans exceeding these limits are considered non-conforming.
When Do You Need a Jumbo Loan?
You’ll need a jumbo loan when the loan amount goes above the conforming limit specific to Katy, TX, or other Texas regions.
How Jumbo and Non-QM Loans Are Underwritten
Jumbo loans use the same essential criteria as conventional loans:
Credit score
Down payment
Debt-to-income ratio (DTI)
Cash reserves after closing
However, jumbo loans often offer greater flexibility in evaluating these factors.
Credit Scores
Most jumbo programs accept credit scores starting at 660, although higher scores get better rates. Borrowers with scores above 760 generally secure the best terms.
Cash Reserves
These loans typically require more substantial reserves than conforming loans.
Standard requirement: 12 months of reserves
Reserves may be split between cash and retirement accounts
Exceptions can apply for strong income, low DTI, or sizable down payments.
Flexible Features for Self-Employed and Jumbo Loan Borrowers
Higher DTI allowances
Jumbo loans may accept higher DTI ratios if backed by strong reserves or equity.
Income Verification for Self-Employed
Self-employed applicants in Katy, TX, can often qualify with just one year of tax returns if they demonstrate stable business performance and industry experience.
Lower Down Payments Without Mortgage Insurance
Certain jumbo programs allow for as little as 10% down without mortgage insurance, with slightly higher rates and stricter DTI limits.
Piggyback Loan Options
Some buyers can combine first and second mortgages to reduce down payments to as low as 5%. These specialized options vary by lender.
Who Benefits from Jumbo and Non-QM Loans in Texas?
These loans are ideal for high-income earners and self-employed professionals in Katy and Texas who want to keep cash liquid rather than tied up in down payments. This group is often called HENRYs: High Earners, Not Rich Yet.
Typical borrowers:
Earn $250,000–$500,000+ per year
Maintain strong credit
Have significant retirement and investment assets
Prefer liquidity over large upfront cash requirements
Tax Considerations
Jumbo mortgages don’t typically offer special tax advantages.
Mortgage interest deduction applies only to the first $1 million of mortgage debt. Interest on amounts above this is not deductible.
Borrowers might compare:
One jumbo mortgage
vs.
Multiple smaller loans or alternative structures suited for Texas borrowers
Consult a tax advisor for personalized advice.
🏡 Local Mortgage Broker Near Me: How to Find the Best Mortgage Options in Katy & Houston 🔑
🏡 Local Mortgage Broker Near Me: How to Find the Best Mortgage Options in Katy & Houston 🔑
💰 Searching for a Mortgage Broker Near Me? 7 Reasons to Choose a Local Mortgage Expert 🏠
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🏡 Local Mortgage Broker Near Me: How to Find the Best Mortgage Options in Katy & Houston
Looking for a local mortgage broker near you? Discover how working with an experienced mortgage professional in Katy, Fulshear, or Houston can help you compare loan programs, understand closing costs, and make confident home financing decisions.
Why Choosing the Right Local Mortgage Broker Matters
Buying a home is one of the largest financial decisions most people will ever make. Whether you're purchasing your first home, relocating to Houston, upgrading to a larger property, or refinancing your current mortgage, choosing the right financing professional can make a meaningful difference.
If you've recently searched Google for "local mortgage broker near me," "mortgage broker Katy TX," or "best mortgage broker Houston," you're probably looking for someone who understands your local housing market and can help you navigate the lending process.
I'm Bill Rapp, CCIM, Director of Capital Advisory with Medallion Funds. I've worked in lending since 2002, helping borrowers understand financing structures, evaluate loan options, and make informed financial decisions.
At Medallion Funds, our objective is straightforward: help borrowers identify financing solutions that align with their goals, qualifications, and financial circumstances.
Let's explore what you should know before choosing a mortgage broker.
1. What Does a Local Mortgage Broker Actually Do?
A mortgage broker serves as an intermediary between borrowers and mortgage lenders.
Unlike a traditional bank that generally offers its own lending products, a mortgage broker can work with multiple lending sources to identify financing options.
A mortgage broker may help you:
·Compare mortgage interest rates and annual percentage rates (APRs).
·Explore conventional, FHA, VA, USDA, jumbo, and specialty loan programs.
·Understand down payment and closing cost requirements.
·Evaluate your credit, income, assets, and debt-to-income ratio.
·Coordinate the loan process from application through closing.
·Compare loan estimates, lender fees, and financing structures.
The biggest advantage is choice.
Instead of assuming one lender has the best solution, you can evaluate multiple available financing options based on your circumstances.
However, a broker does not necessarily have access to every lender, and no mortgage professional can guarantee the lowest rate or loan approval.
2. Why Work With a Mortgage Broker in Katy, Fulshear, or Houston?
Real estate is local, and mortgage financing often involves location-specific considerations.
A mortgage broker familiar with the Greater Houston area can help borrowers understand how property taxes, insurance costs, flood exposure, homeowners association fees, and local property characteristics affect affordability.
Understanding Texas Property Taxes
Texas property taxes can represent a significant portion of your monthly housing expense.
Two similarly priced homes in Katy and Fulshear may have different monthly payments because of tax rates, special districts, or exemptions.
Some properties are located in municipal utility districts (MUDs), which may add to the total property tax burden.
A knowledgeable mortgage professional can help you evaluate the complete payment—not just the principal and interest.
Understanding Houston-Area Insurance Costs
Homeowners insurance, windstorm exposure, and flood insurance requirements can affect both your monthly payment and loan qualification.
Flood insurance requirements depend on factors such as the property's flood-zone designation, loan type, and lender requirements. Flood risk can also exist outside high-risk flood zones.
Before purchasing, buyers should obtain realistic insurance estimates.
Understanding New Construction Financing
Katy, Fulshear, Richmond, and surrounding communities offer numerous new construction opportunities.
Builders may advertise preferred-lender incentives, closing cost assistance, or mortgage rate buydowns.
Those incentives can be valuable, but buyers should compare the total financing package against independent mortgage options.
A local mortgage broker can help you evaluate whether the builder's preferred financing is competitive.
3. What Mortgage Loan Programs Are Available?
One reason borrowers search for a mortgage broker near them is to find programs beyond a traditional bank's standard offerings.
At Medallion Funds, we help borrowers explore financing options that may include:
Conventional Mortgage Loans
Conventional mortgages are popular with borrowers who have established credit, stable income, and qualifying assets.
Some conventional programs allow down payments as low as 3% for eligible borrowers.
FHA Home Loans
FHA loans can be attractive to first-time homebuyers and borrowers who need more flexible qualification guidelines.
Eligible borrowers may qualify with a down payment as low as 3.5%, subject to credit and other underwriting requirements.
FHA loans generally require mortgage insurance.
VA Home Loans
Eligible veterans, active-duty service members, and certain surviving spouses may qualify for VA-backed home loans.
Benefits can include no required down payment, subject to eligibility and lender requirements, and no monthly mortgage insurance.
Some borrowers must pay a VA funding fee, while others qualify for exemptions.
USDA Home Loans
USDA loans may provide 100% financing for eligible borrowers purchasing qualifying properties in designated rural areas.
Eligibility depends on property location, household income, and other program requirements.
Some communities outside Houston's urban core may contain eligible properties, but each address must be verified.
Doctor and Dentist Mortgage Programs
Medical professionals may have unique borrowing circumstances, including substantial student loan debt, employment contracts, or limited savings early in their careers.
Doctor and dentist mortgage programs may offer specialized underwriting and down payment structures for qualifying professionals.
Jumbo Mortgage Loans
Borrowers purchasing higher-priced homes may need jumbo financing or another nonconforming loan structure.
These programs can have different credit, reserve, income, and down payment requirements.
Bank Statement and Non-QM Loans
Self-employed borrowers, business owners, and independent contractors may benefit from alternative documentation mortgage programs.
Certain lenders offer bank statement loans or other non-qualified mortgage products that evaluate income differently from conventional lending.
Program availability and qualification requirements vary by lender.
4. Is a Local Mortgage Broker Better Than a Bank?
The answer depends on your needs.
A bank may be a strong choice when its loan programs, pricing, and underwriting guidelines align with your situation.
A mortgage broker can be particularly useful when you want to compare multiple lenders or explore specialty financing.
Mortgage Broker | Traditional Bank |
May offer programs from multiple lenders | Primarily offers its own products |
Can compare different lender guidelines | Uses its available lending guidelines |
May provide specialty mortgage options | Specialty options vary by institution |
Coordinates the mortgage process | Coordinates the mortgage process |
Pricing and fees vary | Pricing and fees vary |
The best decision comes from comparing actual loan estimates, not assuming one channel is always cheaper.
Ask each lender or broker to explain the interest rate, APR, discount points, origination charges, lender credits, and estimated cash to close.
5. How Much Does It Cost to Use a Mortgage Broker?
Mortgage broker compensation can vary.
Depending on the transaction, the broker may be compensated by the lender or by the borrower, subject to applicable mortgage compensation rules.
Borrowers should review all disclosed costs and compare the complete loan structure.
Important costs may include:
·Origination charges and discount points.
·Appraisal and credit report fees.
·Title, settlement, and recording charges.
·Prepaid property taxes and insurance.
·Initial escrow account deposits.
Remember that the lowest advertised interest rate is not automatically the lowest-cost mortgage.
A lower rate may require paying more in upfront discount points.
Comparing APR, upfront costs, and expected time in the home can help identify the more appropriate financing option.
6. Real-World Example: Buying a $400,000 Home in Katy, Texas
Consider a hypothetical first-time homebuyer purchasing a $400,000 home in Katy.
The borrower is comparing two conventional mortgage options with a 5% down payment.
Purchase price: $400,000
Down payment: $20,000
Loan amount: $380,000
Loan term: 30 years
Here are two illustrative financing scenarios:
Loan Feature | Option A | Option B |
Interest rate | 6.50% | 6.25% |
Principal & interest | $2,402 | $2,340 |
Discount points | $0 | $3,800 |
Monthly P&I savings | — | ~$62 |
Option B saves approximately $62 per month in principal and interest.
However, it requires an additional $3,800 in upfront discount points.
Dividing the additional upfront cost by the monthly savings produces a simple break-even period of approximately 61 months.
If the borrower expects to refinance or sell before that point, Option A could be more attractive.
If the borrower plans to keep the mortgage longer, Option B might be worth considering.
This is a simplified comparison, not a loan quote. Actual pricing, APR, mortgage insurance, taxes, insurance, and other costs will vary.
The lesson: Compare the total mortgage strategy, not just the interest rate.
7. Seven Questions to Ask Before Choosing a Local Mortgage Broker
Before selecting a mortgage professional, ask:
1.Are you properly licensed to originate mortgages in my state?
2.Which mortgage lenders and programs can you access?
3.What are my estimated interest rate, APR, and closing costs?
4.Are discount points required to obtain the quoted rate?
5.Which mortgage program best fits my income, credit, and down payment?
6.How will you communicate with me during underwriting and closing?
7.Can you explain my Loan Estimate and total cash to close?
You should also verify an individual mortgage originator's licensing information through NMLS Consumer Access.
8. How to Get Pre-Approved for a Mortgage
Getting pre-approved before shopping for a home can help you understand your purchasing power.
The process typically includes:
Step 1: Review your financial situation. Discuss income, employment, credit, assets, debts, and available down payment funds.
Step 2: Explore mortgage programs. Identify loan options that match your financial profile.
Step 3: Submit documentation. Depending on the program, this may include pay stubs, W-2s, tax returns, bank statements, or business financial records.
Step 4: Review estimated monthly payments. Consider principal, interest, taxes, insurance, mortgage insurance, and HOA dues where applicable.
Step 5: Obtain a pre-approval letter. A pre-approval can strengthen your home search, although it does not guarantee final loan approval.
Step 6: Coordinate with your real estate agent. Shop for homes within a comfortable budget rather than simply purchasing at the maximum approved amount.
9. Why Choose Medallion Funds?
When searching for a mortgage broker in Katy, Fulshear, or Houston, experience and communication matter.
My approach at Medallion Funds emphasizes:
Experience: I've worked in lending since 2002, helping clients evaluate financing decisions.
Education: I believe borrowers should understand their mortgage options before committing to a loan.
Loan Program Selection: We explore conventional, government-backed, jumbo, and specialty financing where available.
Local Market Perspective: I understand the importance of property taxes, insurance, new construction incentives, and housing costs across the Greater Houston market.
Long-Term Relationships: My goal is to help clients make informed decisions that support their financial objectives.
Frequently Asked Questions About Local Mortgage Brokers
How do I find a mortgage broker near me?
Search for licensed mortgage brokers serving your area, review their experience and available loan programs, verify licensing through NMLS Consumer Access, and compare written loan estimates.
Is it cheaper to use a mortgage broker or a bank?
Neither is consistently cheaper. Pricing depends on the lender, loan program, borrower qualifications, market conditions, and fees.
Can a mortgage broker help if I'm self-employed?
Yes. Some mortgage brokers work with lenders offering bank statement and other alternative-documentation programs for qualifying self-employed borrowers.
Can I buy a home with little money down?
Potentially. Conventional, FHA, VA, USDA, and certain assistance programs may provide low-down-payment options for eligible borrowers. Closing costs and other expenses still need to be considered.
Should I get pre-approved before contacting a real estate agent?
Pre-approval is often helpful before making offers because it clarifies your financing options and estimated budget.
Do mortgage brokers work with first-time homebuyers?
Yes. Mortgage brokers can help first-time buyers compare loan programs, estimate cash requirements, and understand the steps from pre-approval through closing.
Ready to Find the Right Mortgage for Your Next Home?
If you're searching for a local mortgage broker near me in Katy, Fulshear, Richmond, West Houston, or the Greater Houston area, I'd welcome the opportunity to discuss your financing goals.
Whether you're buying your first home, purchasing new construction, relocating, or refinancing, the right mortgage starts with understanding your options.
Bill Rapp
Partner & Director of Capital Advisory | Medallion Funds
Commercial Lending Nationwide
Residential Lending in AL, CA, CO, NV & TXBottom of Form
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© Bill Rapp, Medallion Funds LLC, Director of Capital Advisory
Serving Katy, TX & all of Texas
Call or email for a fast pre-qualification for self-employed, jumbo, and Non-QM loans.
Main Office:
Medallion Funds
[email protected]
11920 Southern Highlands PKWY Suite 302 Las Vegas, NV 89141
