Home financing in Scurry County.
County-by-county financing guides. No paperwork. No social. No ID.
No institution is based inside the Scurry County line. We do not hide that — below are the doors that serve it from the rest of Texas.
Not this lane? Business FinancingPersonal Financing
The doors in Scurry County.
The CDFIs, credit unions, and microlenders that actually say yes — county by county, in two languages. We are not a lender. Nobody paid to be listed. And where a county has no good doors, we say so.
- AltCapSBA microlenderCommunity lending · Business capital
- Just Community, IncCommunity lending · Business capital
- LiftFund, Inc.SBA microlenderCommunity lending · Business capital
- PeopleFundSBA microlenderCommunity lending · Business capital
- Alliance for Multicultural Community ServicesBusiness capital
- Mission Asset FundAccepts ITIN
Zero-interest lending circles and credit building. SSN or ITIN accepted. Works through nonprofit partners across the country.
Personal - Accion Opportunity FundAccepts ITIN
Nonprofit small-business lender. Accepts ITIN in place of SSN. Serves most states, in English and Spanish.
Business capital - Grameen AmericaAccepts ITIN
Microloans for women entrepreneurs. Requires photo ID and proof of address — no SSN requirement. Branches in major metro areas.
Business capital
4 of the 8 are CDFI-certified.
The U.S. Treasury certifies them to lend to the people banks pass over. It is a loan, not a favour.
3 of these doors accept an ITIN.
They will open an application with an ITIN instead of a social security number. They are marked ACCEPTS ITIN below.
Buying a home in Scurry County, Texas is within reach for solo contractors, working families, and small investors — including those who use an ITIN instead of a Social Security number. This guide walks you through what home financing looks like in the Snyder area, who locally can help you, what paperwork to gather, and how to protect yourself from predatory offers. Origen Capital is a directory, not a lender — we point you toward the right local doors to knock on.
What Is Home Financing?
Home financing is a loan — called a mortgage — that lets you buy a house without paying the full price upfront. You borrow money from a lender, buy the home, and then repay the lender over time (usually 15 or 30 years) with interest. The home itself serves as collateral, meaning the lender can take it back if you stop making payments.
There are several types of home loans available in Texas:
• **Conventional loans** — offered by banks and credit unions, typically require a credit score of 620 or higher and a down payment of 3–20%.
• **FHA loans** — backed by the federal government, more flexible on credit scores (as low as 580) and allow down payments as low as 3.5%. Popular with first-time buyers.
• **USDA loans** — designed for rural and semi-rural areas. Scurry County qualifies as a rural area under USDA guidelines, which means eligible buyers may be able to purchase with zero down payment.
• **VA loans** — for U.S. military veterans and active-duty service members. No down payment required if you qualify.
• **ITIN loans** — for buyers who do not have a Social Security number but have an Individual Taxpayer Identification Number (ITIN). These are real mortgage products offered by select lenders and CDFIs in Texas.
Home financing is a long-term commitment. Take your time, compare options, and never rush into signing anything.
Who Qualifies in Scurry County?
Scurry County's economy is rooted in oil and gas, agriculture, ranching, and small-business services centered in Snyder. This shapes who lenders see when you walk through the door — and how they evaluate your income.
**You may qualify if you:**
• Have steady income from employment, self-employment, a trade, or farming — even if it is seasonal or paid in cash (documented properly)
• Have an ITIN if you do not have a Social Security number
• Have lived or worked in the area consistently, even without formal credit history
• Are a first-time buyer or someone rebuilding after financial hardship
**Income considerations specific to this region:**
- Oil field contractors and independent workers often have variable income. Lenders will typically average your last two years of tax returns. Make sure your returns are filed — this is critical.
- Agricultural income (cattle, farming) is acceptable but must be documented through Schedule F on your federal tax return.
- If you work in informal trades (construction, landscaping, cleaning), an ITIN lender or CDFI can help you build a qualifying income file.
**Credit score guidance:**
- FHA: 580+ (with 3.5% down), or 500–579 with 10% down
- Conventional: 620+
- ITIN loans: Many lenders accept no traditional credit score if you can show 12–24 months of on-time rent, utility, and bill payments
- USDA: Typically 640+, but exceptions exist
If you are not quite ready today, a local housing counselor can help you build a plan — at no cost to you.
Documents You Will Typically Need
Gathering your paperwork before you meet a lender saves time and shows you are serious. Here is what most lenders in Scurry County will ask for:
**Identity & Residency**
- Government-issued photo ID (passport, consular ID, or driver's license)
- ITIN letter from the IRS (if applicable) or Social Security card
- Proof of address (utility bill, lease agreement)
**Income**
- Last two years of federal tax returns (all pages, all schedules)
- Last two years of W-2s or 1099s
- Last 30–60 days of pay stubs (if employed)
- Profit & loss statement (if self-employed)
- Bank statements for the last 2–3 months
**Assets & Debts**
- Recent bank account statements
- Documentation of any gift money used for a down payment
- List of current debts (car loan, credit cards, child support)
**Property**
- If you already have a property in mind: the address and listing price
- Contact information for the seller or real estate agent
**For ITIN applicants specifically:**
- Your ITIN assignment letter from the IRS
- 12–24 months of rent payment records (canceled checks, money order receipts, or a letter from your landlord)
- Utility payment history
- Bank statements showing consistent deposits
Tip: Keep copies of everything in a folder — physical and digital. You will share these documents multiple times during the process.
Local Lenders, CDFIs, and Resources That Serve Scurry County
Scurry County is a smaller rural market, so the local intermediary layer matters enormously.
Texas-Specific Regulatory Notes
Texas has some of the strongest homeowner protections in the country, but also some rules that are unique and worth understanding before you sign anything. **Texas Homestead Protections** Once you establish a primary residence in Texas, your home is protected as a homestead. This means: - Creditors generally cannot force the sale of your primary home to collect most types of debt. - Your property taxes may be reduced through a homestead exemption — apply with Scurry County Appraisal District after closing. **Texas Home Equity Rules** - Texas has strict rules on cash-out refinancing. You can only borrow up to 80% of your home's value in a cash-out refinance. - You must wait 12 months after purchase before doing a cash-out refinance. - These rules protect homeowners from over-borrowing against their home. **Property Taxes in Scurry County** - Texas has no state income tax, but property taxes are relatively high compared to other states. In Scurry County, effective property tax rates typically run around 1.5–2% of assessed value annually. - Budget for this in your monthly payment — most lenders will collect it through an escrow account. - Apply for the homestead exemption (and senior/disabled exemptions if applicable) at the Scurry County Appraisal District office in Snyder. **Texas Veterans Land Board (VLB)** - Texas has its own veterans mortgage program independent of the federal VA loan. The VLB offers low-interest home loans to Texas veterans. Visit vlb.texas.gov. **Contract for Deed / Land Contracts** - Texas law regulates "contracts for deed" (also called executory contracts), which are common in rural areas. Under a contract for deed, the seller keeps the legal title until you finish paying. These can be legitimate, but they carry risks — always have an attorney review any contract for deed before signing. **ITIN Lending in Texas** - ITIN lending is legal and practiced in Texas. No law prevents a lender from making a mortgage to an ITIN holder. If anyone tells you otherwise, it is not accurate.
What to Avoid: Predatory Patterns and Common Traps
West Texas rural communities, including Scurry County, have historically been targeted by certain predatory lending and real estate practices. Here is what to watch for — slowly and carefully.
**High-pressure tactics**
- A legitimate lender will never tell you the offer expires in a few hours or pressure you to sign today. Take the time you need.
**Contracts for Deed (when used unfairly)**
- Some sellers use contracts for deed to keep buyers in a grey area — no deed in your name, payments for years, and risk of losing everything if you miss one payment. If a seller refuses to transfer the deed after closing, consult a Texas real estate attorney before signing.
**Rent-to-Own schemes**
- These are often structured to set you up to fail. Read every clause. If you cannot own a clear title at the end, it is likely not in your favor.
**Inflated interest rates on ITIN loans**
- ITIN loans are real, but some lenders charge excessive rates or fees, knowing the borrower has limited options. Compare at least two offers. LiftFund and TSAHC are legitimate ITIN-friendly sources.
**Loan flipping / unnecessary refinancing**
- If someone contacts you shortly after your purchase and pushes you to refinance "to lower your payments," be cautious. Refinancing has costs. Only do it when the math clearly benefits you.
**Deed theft and title fraud**
- Rural property is a known target. After closing, purchase an owner's title insurance policy and periodically check your property records at the Scurry County Clerk's office.
**Fake housing counselors or upfront fees**
- HUD-approved housing counselors do not charge large upfront fees. If someone charges you hundreds of dollars to help you get a mortgage, walk away.
**What to do if something feels wrong:**
- Contact the **Texas Office of Consumer Credit Commissioner (OCCC)** at occc.texas.gov
- Contact the **Consumer Financial Protection Bureau (CFPB)** at consumerfinance.gov/complaint
- Call a HUD-approved housing counselor: 1-800-569-4287
Plain-Language Summary
If you want to buy a home in Scurry County, here is the short version:
1. **You have options**, whether you are a long-time Snyder resident, a ranch worker, an oil-field contractor, or someone who uses an ITIN instead of a Social Security number.
2. **Start local.** Talk to Western Texas National Bank, Prosperity Bank, or South Plains Federal Credit Union first. If you need ITIN-friendly lending or down payment help, reach out to LiftFund or TSAHC — both serve this region.
3. **Get your documents together** — two years of tax returns, bank statements, and proof of identity. File your taxes if you have not. This is the single biggest thing you can do to prepare.
4. **Use USDA Rural Development programs** — Scurry County qualifies, and zero-down options may be available for eligible buyers.
5. **Get free help.** Call 1-800-569-4287 to find a HUD-approved housing counselor. It costs little or nothing and can save you thousands.
6. **Do not rush.** No legitimate lender will pressure you. A home is likely the largest purchase of your life — take the time to understand every number on every page before you sign.
Origen Capital is a directory. We do not lend money or collect your information. We are here to help you find the right local resources for your situation.
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