No agency overlays
Jumbo investors set their own rules. We shop your file across multiple jumbo desks instead of fitting it into a single set of agency boxes.
Texas jumbo loans for higher-priced homes.
Above the conforming limit. Designed for DFW move-up buyers, Texas Hill Country, and the higher-end Houston corridor.
- Above $766,550 conforming limit
- 10–20% down typical
- Custom underwriting for unique borrowers
A non-conforming mortgage built for higher-priced Texas homes.
A jumbo loan is any conventional mortgage above the FHFA conforming loan limit — $766,550 in 2024 for most Texas counties, with higher caps in designated high-balance counties. Because jumbo loans exceed the limit, they are not eligible to be purchased by Fannie Mae or Freddie Mac. Instead they are held on the originating lender’s balance sheet or sold to a private investor. That changes the underwriting math: every jumbo investor sets its own credit, reserve, and documentation rules, which is exactly why broker access matters more on a jumbo file than on a conforming file.
How a jumbo loan goes from inquiry to keys.
- 01
Determine qualification
We confirm you are above the conforming limit for the county and review credit, income, and reserves against current jumbo investor matrices. If a high-balance conforming option fits better, we say so.
- 02
Get pre-approved with full documentation
Jumbo files are full-doc by default: two years W-2 / tax returns, recent pay stubs, two months bank statements, and reserve verification. We package the file before issuing the letter.
- 03
Find your home
You shop with a pre-approval that listing agents in Southlake, Highland Park, Lake Travis, or West University take seriously. We coordinate with your agent on offer terms and timeline.
- 04
Underwrite and appraise
Jumbo files often require two appraisals above certain loan amounts. We order early, manage the value gap conversation if any, and clear underwriting conditions in parallel.
- 05
Close
Closing disclosure goes out at least three business days before close per TRID. You sign at title, funds wire, and you get keys.
Built for Texas move-up buyers.
Standard conforming limits don’t fit every home or every borrower. When you’re trading up out of a starter home, buying in a higher-end DFW suburb, or financing a Hill Country property above the agency cap, you need an originator who works the jumbo investor matrix every week — not someone treating your file as the exception. Q Mortgage runs jumbo files alongside conforming, so we know which investors are sharpest on rate, which are flexible on reserves, and which will work with self-employed or asset-based qualifying.
Jumbo is the right tool when:
- You are buying above $766,550 in a standard Texas county
- You are buying in higher-end DFW suburbs (Southlake, Westlake, Highland Park, University Park)
- You are buying in the Hill Country (Lake Travis, Westlake Hills, Spicewood)
- You are buying in the Houston Inner Loop above $1M (West U, Bellaire, River Oaks-adjacent)
- You are a move-up buyer trading a starter home for something larger
Why a broker-channel jumbo wins for Texas move-up buyers.
Custom underwriting flexibility
Recent job change, RSU income, K-1 distributions, or a complex trust structure — jumbo underwriting reads files manually, not just by automated decision.
Higher loan amounts available
Single jumbo loans up to $3M+ depending on borrower profile. Larger amounts available with strong reserves and credit.
Interest-only options
Some jumbo investors offer interest-only periods (typically 5–10 years), useful for borrowers with variable income or planned liquidity events.
Non-warrantable condos OK
Condos that fail Fannie / Freddie warranty standards (single-entity ownership, commercial concentration, litigation) often still finance through jumbo investors.
Asset-based qualification possible
Asset-depletion or asset-utilization programs let high-net-worth borrowers qualify off liquid assets when traditional income documentation doesn’t tell the full story.
$3M+
Maximum loan amount
Jumbo loan questions, answered.
What is the conforming loan limit in Texas?
For 2024 the FHFA standard conforming limit is $766,550 in most Texas counties for a single-family home. A handful of designated high-balance counties carry higher limits. Anything above the applicable county limit is, by definition, a jumbo (non-conforming) loan. We verify the current limit on every file before quoting.
Why are jumbo loans different from conforming loans?
Conforming loans follow Fannie Mae and Freddie Mac rules because the agencies buy them. Jumbo loans exceed the agency limit, so they are held by the originating lender or sold to private investors who each set their own credit, reserve, and documentation rules. That means the same borrower can get materially different jumbo terms across investors — which is why working with a broker who shops the file matters.
Can I put less than 20% down on a jumbo?
Yes. 10–15% down jumbo programs exist for strong-credit borrowers, sometimes structured with mortgage insurance, sometimes with a piggyback second. Specifics depend on loan amount, FICO, reserves, and the property. We model the trade-offs (rate vs MI vs cash to close) before recommending a structure.
Are jumbo rates higher than conforming rates?
Not always. For strong-credit borrowers (740+ FICO, low DTI, ample reserves) jumbo rates are often comparable to or even better than conforming, because jumbo investors compete aggressively for high-quality files. We show you live pricing on both side by side rather than guessing.
What FICO score do I need for a jumbo?
Typical jumbo investors look for 700+ FICO, and 720+ unlocks the best pricing tiers. Some programs go to 680 with strong compensating factors (large reserves, low LTV). Below 680 the options thin out quickly.
Can I do an interest-only jumbo?
Yes — multiple jumbo investors offer interest-only periods of 5 or 10 years, after which the loan amortizes over the remaining term. Interest-only jumbos are common for borrowers with variable cash flow, planned liquidity events, or those using the home as a stepping stone before a larger trade-up.
Ready to discuss your jumbo loan?
Jumbo loan requirements at a glance.
- 700+ FICO typical (best pricing at 740+)
- 10–20% down depending on loan amount and investor
- 6–12 months of reserves (PITI) post-close, sometimes more on larger loans
- DTI typically 43% or lower
- Strong income documentation — two years W-2 or tax returns
- Property must appraise at value (two appraisals on larger loan amounts)
- Primary residence or second home (investment jumbo available separately)
- Texas property
Jumbo vs High-Balance Conforming vs Standard Conventional.
| Down % | Min FICO | Max loan amount | Best for | |
|---|---|---|---|---|
| Jumbo | 10–20% | 700+ | $3M+ (investor-dependent) | Move-up buyers above the conforming cap |
| High-Balance Conforming | 3–10% | 620+ | Up to county high-balance limit | Buyers in designated high-cost Texas counties |
| Standard Conventional | 3–20% | 620+ | Up to $766,550 (2024) | Buyers at or below the standard conforming limit |
| Asset-Based Jumbo | 20%+ | 700+ | $3M+ | High-net-worth borrowers without traditional income documentation |
Ready to move on a Jumbo Loan?
Get a soft-pull pre-approval in minutes. No credit hit, no surprises.
Other ways we close
Conventional Loans
For loan amounts at or below the conforming limit. Lower reserves, agency-standard underwriting.
Learn moreNew Construction
OTC and TTC construction financing for custom builds — jumbo construction available for higher-end builds.
Learn moreAsset Depletion
Alt-doc qualifying for self-employed and high-net-worth jumbo buyers using liquid assets instead of W-2 income.
Learn more