Tap equity · Texas 80% cap
A cash-out refinance replaces your mortgage with a larger one and hands you the difference in cash. It's the cheapest large-scale borrowing most homeowners have access to — secured, fixed, and tax-deductible in some cases.
Texas has its own rulebook here. Under Texas Constitution Section 50(a)(6), cash-out refinances on a homestead are capped at 80% of appraised value, fees are limited, and there's a mandatory waiting period before closing. We handle these every month and know exactly where the guardrails sit.
Current guidelines. Overlays vary by investor, so treat these as the strike zone — not a hard rulebook.
Maximum loan-to-value
80% of appraised value on a Texas primary residence (Section 50(a)(6)); 75% on investment property
Credit score
620 minimum conventional; 680+ for best pricing at higher LTVs
Debt-to-income
Up to 50% with strong credit and reserves
Appraisal
Full appraisal required — no waivers on Texas cash-out
Seasoning
12 months of ownership on Texas homestead cash-out
Texas rules
3% fee cap, 12-day cooling-off notice, closing at a title company or attorney's office
Jumbo cash-out
Available above $832,750, including HELOC and portfolio structures over $1M
On a homestead, Texas law caps you at 80% LTV. Any lender promising more on your primary residence is confused or lying.
Trading 24% credit card debt for mortgage-rate debt can free up serious monthly cash flow — we model it before you commit.
We do cash-out above $1M through portfolio and asset-based programs, not just agency guidelines.
Texas requires a 12-day cooling-off period after you sign the notice. We start that clock on day one so it never delays closing.
A 15-minute call. Real numbers, no credit pull required to start.
Use our calculator to see principal, interest, taxes, insurance, and PMI.
Open CalculatorGive us your value estimate and current balance. We'll come back with a real cash-out number under Texas rules.
Steve Kent · NMLS #1621847 · Licensed in 22 states