Refinance

Mortgage Refinancing in Austin, TX

A refinance should have a clear purpose: a lower rate, a shorter term, cash out for a renovation or investment, or dropping mortgage insurance. Our job is to run the math honestly — including whether you should refinance at all.

Rate & Term Refinance

Replace your current loan with a better one. The classic test is whether the monthly savings repay your closing costs within your expected time in the home. We show you the break-even month, not just the new payment.

Cash-Out Refinance in Texas

Texas has unique home equity rules (the Texas 50(a)(6) loan): cash-out refinances are generally capped at 80% of your home’s value, with specific fee limits and waiting periods. This trips up out-of-state lenders constantly — working with a Texas broker who lives in these rules matters.

Other Paths

FHA and VA streamline refinances can lower your rate with reduced documentation and no appraisal in many cases. And if you have an FHA loan with lifetime mortgage insurance, refinancing to conventional once you reach 20% equity can eliminate that premium permanently.

Refinance FAQs

When does refinancing actually make sense?

When the monthly savings repay your closing costs within the time you expect to keep the home. We show you the break-even month — and we will tell you plainly if staying put is the better move.

How much cash can I take out of my home in Texas?

Texas 50(a)(6) rules generally cap cash-out refinances at 80% of your home’s value, with specific fee limits and waiting periods. These rules trip up out-of-state lenders constantly — a Texas broker who lives in them matters.

What is a streamline refinance?

FHA and VA streamlines lower your rate with reduced documentation and, in many cases, no appraisal — faster and cheaper than a full refinance when you qualify.

Can refinancing remove my FHA mortgage insurance?

Yes. If you have lifetime MIP on an FHA loan, refinancing to conventional once you reach about 20% equity eliminates that premium permanently.

Related programs: Conventional Loans · FHA Loans · VA Loans

Let’s run your numbers honestly.

Lower rate, shorter term, cash out, or drop mortgage insurance — we show the break-even, not just the payment.

Start Your Application Questions? Contact Don directly

360 Lending Group, LLC — NMLS 266484. This information is for general education and is not a commitment to lend or a rate quote. Loan programs, limits, and terms are subject to change and to borrower qualification. Figures cited are 2026 limits and may differ by county and property type.