Home financing in Burnet County.

A home loan (mortgage) is an agreement where a lender gives you money to buy property, and you repay it over time — usually 15 to 30 years — with interest. The home itself serves as collateral, meaning the lender can claim it if you stop paying.

In Burnet County, the market includes primary residences in Marble Falls, Burnet, and Bertram; lakefront vacation properties on Lake LBJ and Lake Buchanan; raw land and ranch parcels; and modest rural homes on acreage. Each property type may require a different loan product.

A conventional loan works well for a standard house in town.

A land loan or USDA Rural Development loan may be more appropriate for a rural parcel. A portfolio loan from a local lender is often the most flexible option for unconventional properties.

Burnet County is designated as a rural area by the USDA for most of its territory, which opens specific financing options — but also means fewer branch lenders on every corner. The local intermediary layer — credit unions, CDFIs, and community banks — matters more here than in a large metro.

Burnet County's economy includes tourism, construction trades, agriculture, small retail, and a growing remote-worker population. Many residents are self-employed contractors, seasonal workers, or agricultural operators whose income looks irregular on paper — even when it is reliable in practice.

Here is what lenders generally look at:

• Credit score: Most conventional loans want 620 or above. FHA loans accept scores as low as 580 with 3.5% down. Some local portfolio lenders and CDFIs work with scores below 600 on a case-by-case basis.

• Income documentation: W-2 employees have the easiest path. Self-employed applicants typically need two years of tax returns, profit-and-loss statements, and bank statements. Some lenders offer bank-statement loans that count deposits rather than tax-return income.

• Down payment: Ranges from 0% (USDA or VA loans) to 3–5% (FHA/conventional) to 20%+ for investment properties or raw land.

• Debt-to-income ratio: Most programs want your total monthly debt payments to be under 43–45% of your gross monthly income.

• ITIN borrowers: Buyers who do not have a Social Security number but do have an Individual Taxpayer Identification Number (ITIN) can still qualify for home loans through specific ITIN mortgage programs offered by select local lenders and CDFIs. You do not need citizenship or a green card to buy a home in Texas.

If your income is farm-based, gig-based, or seasonal, do not assume you do not qualify. Ask a local lender who understands the Hill Country economy.

Gathering your paperwork before you apply saves time and reduces surprises. Here is a practical checklist for Burnet County applicants:

For all applicants:

• Government-issued photo ID (driver's license, passport, or consular ID)

• Social Security number OR ITIN

• Two most recent pay stubs (if employed)

• Two most recent years of federal tax returns (all pages)

• Two most recent years of W-2s or 1099s

• Two to three months of bank statements (all accounts, all pages)

• Most recent mortgage or rent payment history

• Signed purchase contract (once you have one)

• Homeowner's insurance quote

Additionally for self-employed or contractors:

• Business tax returns (two years)

• Year-to-date profit-and-loss statement

• Business bank statements (12–24 months for bank-statement loan programs)

• Business license or DBA registration, if applicable

For ITIN borrowers, lenders may also request:

• ITIN letter from the IRS

• Individual Tax Identification Number card

• Additional months of bank statements (typically 12–24)

• Proof of consistent rent payment history

For rural or agricultural properties:

• Survey or legal description of the land

• Well and septic inspection records

• Ag exemption documentation, if applicable

Keep originals and digital copies. Do not alter any documents — this is fraud and disqualifies you permanently.