Pinnacle Bank Texas Home Mortgages: Conventional, FHA, VA, USDA and Jumbo Loans

Conventional Mortgages

Conventional loans at Pinnacle Bank are available in 15-year and 30-year fixed-rate terms, as well as 5/1 and 7/1 adjustable-rate configurations. Down payments start at 3% for first-time homebuyers and 5% for repeat buyers. Private mortgage insurance (PMI) is required on loans exceeding 80% loan-to-value and can be removed once equity reaches 20%.

For borrowers with 20% or more down, conventional loans offer the lowest total cost of any mortgage product — no PMI, no upfront funding fee, and competitive rates that reflect your creditworthiness. Our current 30-year fixed rate for well-qualified borrowers starts at 6.375% APR.

FHA Loans

FHA loans are insured by the Federal Housing Administration and designed for borrowers with lower credit scores or smaller down payments. Pinnacle Bank FHA loans require just 3.5% down with a credit score of 580 or higher. Borrowers with scores between 500 and 579 may qualify with 10% down.

FHA loans carry an upfront mortgage insurance premium (UFMIP) of 1.75% of the loan amount, which can be financed into the loan, plus an annual MIP of 0.55% paid monthly. While the insurance adds cost, FHA's more flexible qualification standards make homeownership possible for thousands of Texas families who might not qualify for conventional financing.

VA Loans

Available to eligible active-duty military, veterans and surviving spouses, VA loans offer 0% down payment, no PMI and competitive rates. Pinnacle Bank Texas is an approved VA lender and processes VA loans with the same local underwriting model we apply to all mortgage products.

Texas is home to more than 1.7 million veterans. Our loan officers understand the nuances of VA eligibility, Certificate of Eligibility (COE) requirements, and the VA funding fee structure. The VA funding fee ranges from 1.25% to 3.30% depending on service history and down payment, and is waived entirely for veterans with service-connected disabilities.

USDA Rural Development Loans

USDA loans provide 0% down payment financing for homes in eligible rural and suburban areas. Large portions of Texas qualify, including many communities within commuting distance of Dallas-Fort Worth, Houston, San Antonio and Austin. USDA loans carry an upfront guarantee fee of 1.00% and an annual fee of 0.35%, both significantly lower than FHA insurance.

Income limits apply — generally 115% of the area median income. Pinnacle Bank loan officers can check your property's eligibility and your income qualification in minutes using USDA's online tools.

Jumbo Loans

For home purchases exceeding the conforming loan limit ($766,550 in most Texas counties for 2026), Pinnacle Bank offers jumbo mortgages with competitive rates and flexible terms. Jumbo loans require a minimum 10% down payment and a credit score of 700 or higher. Available in 15-year, 20-year and 30-year fixed terms, as well as adjustable-rate options.

Texas-Specific Mortgage Rules

Texas has unique constitutional provisions governing home equity lending that do not exist in other states. Cash-out refinances are capped at 80% LTV. Home equity loans require a mandatory 12-day cooling period between application and closing. Agricultural properties over 10 acres in city limits or 200 acres in rural areas are ineligible for home equity lending. These rules exist to protect Texas homeowners, and our mortgage team navigates them daily.

The Pinnacle Bank Mortgage Process

Our streamlined process gets you from application to closing faster than the national average:

1. Pre-Approval (48 hours): Submit your application online or at any branch. We verify income, assets and credit, then issue a pre-approval letter that Texas sellers and realtors take seriously.
2. Property Selection: Shop with confidence. Your pre-approval is valid for 90 days and tells sellers exactly what you qualify for.
3. Processing & Underwriting (10-14 days): Our local team orders the appraisal, verifies title, and underwrites your file in-house. No shipping files across state lines.
4. Closing (day 25-30): Sign documents at a title company or Pinnacle Bank branch. Funds disburse same day. You get your keys.

Average closing time: 28 days. National average: 44 days. That difference can win a bidding war in competitive Texas markets like Austin, Dallas and Houston.

Refinancing Your Existing Mortgage

Whether you want a lower rate, shorter term, or cash out for home improvements, Pinnacle Bank Texas handles refinances with the same local efficiency as purchase loans. Rate-and-term refinances follow standard program guidelines. Cash-out refinances in Texas are subject to the constitutional 80% LTV cap.

Our refinance analysis compares your current loan terms against the proposed refinance, factoring in closing costs, break-even timeline and total interest savings. We only recommend a refinance when the numbers make sense for your situation — not because we need to close another loan.

Current Pinnacle Bank mortgage holders receive a $500 credit toward closing costs on refinances. Contact our mortgage team at 972-555-0100 for a no-obligation rate quote.