Home financing in Robertson County.

Home financing means borrowing money to buy, build, or improve a home, then repaying that loan over time — usually 15 to 30 years — with interest. The loan is secured by the property itself, which means the lender has a legal claim on the home if you stop making payments.

The most common types of home loans available in Robertson County are:

• **Conventional loans** — offered by banks and credit unions, usually requiring a credit score above 620 and a down payment of 3–20%.

• **FHA loans** — backed by the Federal Housing Administration, these allow down payments as low as 3.5% and are more forgiving on credit scores (580+). They are popular with first-time buyers.

• **USDA Rural Development loans** — because Robertson County is a rural county, many properties here qualify for USDA loans, which can offer zero-down-payment financing for eligible buyers.

• **VA loans** — for qualifying veterans and active-duty military, offering favorable terms and no down payment.

• **ITIN loans** — for buyers who do not have a Social Security number but do have an Individual Taxpayer Identification Number (ITIN). Several lenders in Central Texas offer these.

• **Land contracts / seller financing** — the seller acts as the lender; common in rural Texas, but carries risks discussed later in this guide.

Interest rates, fees, and qualification rules vary by loan type and lender. Shopping more than one lender is always worth your time.

Robertson County's economy is rooted in agriculture (cattle, cotton, hay), energy (lignite mining, natural gas), and small-business commerce centered in Hearne, Franklin, and Calvert. Many residents are self-employed farmers, independent contractors, or seasonal workers — income patterns that can look irregular on paper even when the money is real and steady.

**How lenders will look at your income:**

- W-2 employees: Two recent pay stubs and two years of W-2s are the standard.

- Self-employed / contractors: Two years of full tax returns (Schedule C or 1099s), a current profit-and-loss statement, and sometimes 12 months of business bank statements.

- Farm income: USDA Farm Service Agency records, Schedule F tax forms, and lease agreements can all help document income.

- Mixed income (part wages, part self-employment): Lenders average it — bring documentation for every stream.

**Credit and down payment:**

- FHA: 580+ credit score, 3.5% down.

- USDA Rural: 640+ preferred (some lenders go lower with compensating factors); zero down payment.

- Conventional: 620+ credit score, 3–5% down minimum.

- ITIN loans: Requirements vary by lender; typically 20–30% down and 12–24 months of bank statements.

**Property eligibility note:** Robertson County's small towns and rural tracts often qualify for USDA Rural Development loans. Check the USDA eligibility map at eligibility.sc.egov.usda.gov to confirm your specific address before you apply.

**No Social Security number?** You can still qualify. An ITIN (Individual Taxpayer Identification Number) is accepted by several lenders in the region. See Section 4 for specific lenders.

Gathering your paperwork before you talk to a lender saves time and gives you a clearer picture of where you stand. Here is what most lenders ask for:

**Identity & residency:**

- Government-issued photo ID (driver's license, passport, consular ID / matrícula consular)

- Social Security number OR Individual Taxpayer Identification Number (ITIN)

- Proof of current address (utility bill, bank statement)

**Income & employment:**

- Last 2 years of federal tax returns (all pages, all schedules)

- Last 2 years of W-2s or 1099s

- Most recent 2 pay stubs (if employed)

- 12–24 months of personal and/or business bank statements

- Profit-and-loss statement (if self-employed; your CPA or bookkeeper can prepare this)

- Farm income records, lease agreements, or FSA documents if applicable

**Assets:**

- Last 2–3 months of bank statements for any account you will use for a down payment

- Statements for retirement accounts, if you plan to use them

- Gift letter (if a family member is helping with the down payment)

**Property:**

- Signed purchase contract (once you have one)

- Property address and legal description

**Tip:** Keep digital copies of everything. Rural counties can have mail delays, and having files ready to email speeds the process considerably.