Your current rate is 0.5–1%+ above today’s market
The classic refinance trigger. The savings have to clear closing costs over a sensible holding period — that’s the break-even calculation.
Texas refinance mortgages.
Lower your rate, change your term, tap your equity, or consolidate debt — refinance options for Texas homeowners, structured around your current situation.
Four ways to refinance in Texas.
Each path solves a different problem. We model the math on your file before recommending one.
Rate-and-Term Refinance
Best for lowering your rate or changing your term — no cash withdrawn.
Learn moreCash-Out Refinance
Best for tapping equity in a single new first mortgage — Texas Section 50(a)(6) governed.
Learn moreHELOC
Best for revolving access to home equity — flexible draws over a 10-year period.
Learn moreRefinance Process Guide
Step-by-step walkthrough of how a Texas refinance closes, application to funding.
Learn more
Four scenarios where refi is worth running the numbers.
None of these are automatic — every file gets a break-even calculation. But these are the patterns where the math usually works.
You want to shorten your loan term
Moving from a 30-year into a 15-year cuts lifetime interest dramatically. Often the right play once income has grown since the original loan.
You want to drop PMI
Refinancing out of FHA into Conventional once you have 20%+ equity removes mortgage insurance permanently — sometimes worth it even at a flat rate.
You need cash for a major expense or debt payoff
Cash-out refi or HELOC against home equity. In Texas both are governed by Section 50(a)(6) — 80% combined LTV cap, 12-day cooling-off, 2% closing-cost cap.
Cash-out and HELOC in Texas are constitutional matters.
Article XVI Section 50(a)(6) of the Texas Constitution governs every consumer home-equity refinance in the state — including cash-out refis and HELOCs. Texas is the only state where these protections are constitutional rather than statutory: 80% combined LTV cap, 12-day cooling-off period, 2% closing-cost cap, only one home-equity loan at a time, and spousal consent if married. Out-of-state lenders frequently structure these wrong.
A rate-and-term refinance (no cash out) is not a Section 50(a)(6) loan — different rules apply. The constitutional protections kick in only when you take cash out of equity.
Calculators for the refinance decision.
Two free tools — model your new payment, then prove the break-even.
Ready to see if a refi makes sense for you?
Soft credit pull, no FICO ding. We model rate-and-term, cash-out, and HELOC against your current loan and tell you the actual break-even — even if the answer is "not yet."