No junk fees. Wholesale rates. Same-day pre-approvals in most cases. First Commerce Financial is licensed in Texas and serves Houston and The Woodlands homebuyers and homeowners the same way we serve every market — virtually, transparently, and with direct access to the people responsible for your loan from day one.
Houston is the fourth largest city in the United States and one of the most diverse real estate markets in the country. The Woodlands — consistently ranked one of the best master-planned communities in America — is one of Houston's most sought-after suburbs. Whether you are buying your first home in Katy or Sugar Land, upgrading in The Woodlands or Tomball, purchasing in the Energy Corridor or the Medical Center area, or refinancing after years of equity growth — we shop multiple wholesale lenders to find you the best rate available for your situation.
Get Pre-Approved — It's Free📷 Everything Is Done Virtually — No Office Visit Required
Text or call Kirk or Ken directly, upload your documents securely, and close from your kitchen table. We have been doing this virtually since before virtual was normal — and our buyers in Michigan, Florida, Arizona, and Texas close loans every day without ever setting foot in an office. Direct access to the people responsible for your loan, from wherever you are in the Houston metro.
Houston's real estate market operates differently than most major American cities. There is no zoning in Houston — the largest city in the US without it — which creates a uniquely dynamic and sometimes unpredictable development pattern. Neighborhoods can change rapidly, new construction can pop up anywhere, and the market is driven heavily by the energy sector, the Texas Medical Center (the largest medical complex in the world), and a port economy that makes Houston one of the most economically diverse cities in the country.
The Woodlands sits 28 miles north of downtown Houston along I-45 and is one of the most successful master-planned communities ever built. With its own town center, top-ranked schools, corporate campuses, and carefully maintained green space, The Woodlands functions almost as its own city — and commands a price premium that reflects that quality of life.
The Houston Metro — Understanding the Market by Area
Houston is not one market — it is a sprawling metro of distinct communities, each with its own character, price range, and buyer profile. Here is how the major areas break down:
The Woodlands — Master-Planned Premium
Consistently ranked one of the best places to live in America. The Woodlands offers top-ranked schools (Conroe ISD and The Woodlands Township), a thriving town center, major corporate employers including Hewlett Packard Enterprise and ExxonMobil, and median home prices around $500K–$650K. Strong demand, tight inventory, and a community that has maintained its premium positioning for decades.
Katy — West Houston's Family Hub
Katy ISD is one of the highest-rated school districts in Texas — and it drives enormous demand from families. Katy offers a mix of established neighborhoods and active new construction, with median prices in the $350K–$450K range. Strong appreciation, excellent infrastructure, and easy access to the Energy Corridor make Katy one of the most consistently in-demand suburbs in the entire Houston metro.
Sugar Land & Missouri City — Southwest Corridor
Sugar Land is one of the most affluent suburbs in the Houston metro — excellent schools (Fort Bend ISD), diverse community, strong retail and employment base, and median prices in the $400K–$550K range. Missouri City offers more accessible price points ($280K–$380K) with many of the same amenities. Both markets have strong Indian-American and Asian-American communities that drive consistent demand.
Houston Urban Core & Inner Loop
The Heights, Montrose, River Oaks, Midtown, and the Museum District offer urban living with walkability, dining, and culture that the suburbs cannot replicate. Inner loop prices range from $400K townhomes to $2M+ single family homes in River Oaks. The Texas Medical Center — the largest in the world — drives enormous demand from physicians, researchers, and healthcare professionals in this part of the city.
Texas Cash-Out Refinance Rules — What Houston Homeowners Need to Know
Texas has unique constitutional rules governing cash-out refinances that do not apply in other states. Under Texas law, cash-out refinances are capped at 80% loan-to-value, closing costs are capped at 2% of the loan amount, and there is a mandatory 12-day waiting period between application and closing. Closing must happen at a title company, attorney's office, or lender's office — not at your home.
These rules protect Texas homeowners but they also require a lender who knows the process. We have navigated Texas cash-out refinances many times and will make sure your transaction is structured correctly and compliant from day one — no surprises at the closing table.
Why Houston and Woodlands Buyers Choose First Commerce Financial
Wholesale Rates — Not Retail Markup
As an independent mortgage broker licensed in Texas, we shop dozens of wholesale lenders to find the lowest rate available for your specific situation. In a market where The Woodlands homes average $500K+ and Energy Corridor properties carry significant price tags, every fraction of a percent in rate makes a real difference over 30 years.
Zero Junk Fees
No processing fees, no administrative fees, no doc prep fees, no surprises at closing. What we quote is what you pay. We have operated this way since 2007. Most big lenders quietly add $1,500–$2,000 in junk fees to every closing. We do not.
Same-Day Pre-Approvals in Most Cases
The Woodlands market moves fast — well-priced homes in desirable sections see multiple offers quickly. A same-day pre-approval means you can make an offer the day you find the right home. We review your file quickly, ask for what we need, and get your letter in hand fast.
Direct Access to the Owners — Always
Ken Turkington and Kirk Chivas are the co-founders of First Commerce Financial. When you work with us, you work with them directly. No loan officer handoffs, no call centers, no processors who do not know your file. You get their cell numbers and you use them.
Mortgage Programs for Houston & Woodlands Buyers
Conventional Loans
The most common loan type across the Houston metro. Competitive rates for qualified buyers at all price points — from entry-level Missouri City homes to move-up properties in Katy and Sugar Land.
FHA Loans
3.5% down with flexible credit requirements. A strong option for first-time buyers in more affordable Houston submarkets. Flexible qualification standards make FHA a strong path into homeownership.
VA Loans
Zero down payment for eligible veterans and active-duty military. Houston has a strong veteran community and proximity to major military installations. We close VA loans across the metro regularly — no PMI, no down payment, competitive wholesale rates.
USDA Loans
Zero down payment for buyers in eligible rural areas. Parts of the outer Houston metro may qualify. We check any address for USDA eligibility instantly — many buyers are surprised to find they qualify.
Jumbo Loans
For River Oaks, Memorial, and higher-priced Woodlands properties that exceed conventional loan limits. We have the lender relationships to compete on jumbo rates in this market.
New Construction & Extended Rate Locks
Katy, Tomball, Conroe, and communities north of The Woodlands all have active builder markets. We work with lenders offering extended rate lock programs so your rate is protected through the full build timeline.
What Houston & Woodlands Buyers Should Know Right Now
Houston did not experience the same correction as Austin. While Austin prices pulled back 10–20% from their 2022 peak, Houston's market was more stable — prices appreciated more moderately during the pandemic and have held their value better in the correction. Houston's economic diversity (energy, healthcare, ports, manufacturing) provides a more resilient demand base than single-sector tech markets.
The Woodlands inventory is tight. The Woodlands is a finite, master-planned community — there is limited land left to develop within the township boundaries. That supply constraint keeps inventory low and supports prices even in softer markets. If you are buying in The Woodlands, speed and preparation matter. A same-day pre-approval is essential.
Property taxes in Harris County run high. Harris County property taxes typically run 2.0%–2.5% of assessed value annually. On a $330K home that is $6,600–$8,250 per year — or $550–$688 per month on top of your principal and interest. In The Woodlands (Montgomery County), rates are slightly lower but still significant. We always include property taxes in our pre-approval calculations so you know the real monthly payment.
Flood zone awareness is critical in Houston. Harris County has experienced major flooding events — Harvey in 2017 being the most devastating. Flood zone designation affects your insurance requirements and costs significantly. Before making an offer on any Houston property, verify the flood zone status and get an insurance estimate. We will remind you to do this and factor flood insurance into your total payment calculation.
Builder incentives are active north of The Woodlands. In Conroe, Montgomery, and communities along the 249 corridor north of The Woodlands, builders are actively offering rate buydowns, closing cost credits, and upgrade packages. You have the right to use any lender — we will give you an honest comparison of the builder's preferred lender offer versus our wholesale rate before you commit.
Frequently Asked Questions
Are you licensed to do mortgages in Texas?
Yes. First Commerce Financial is licensed in Texas and has been serving Texas homebuyers and homeowners since our founding. Ken Turkington and Kirk Chivas are both licensed in Texas and handle every Texas transaction directly. NMLS #137512.
Do you serve The Woodlands specifically?
Yes — The Woodlands is one of our primary Houston metro focus markets. We serve buyers and homeowners throughout The Woodlands township, including Creekside Park, Sterling Ridge, Cochran's Crossing, Indian Springs, and all sections of the community. We also serve Conroe, Tomball, Spring, and all communities north of Houston along the I-45 and 249 corridors.
What should I know about flood zones before buying in Houston?
Flood zone designation is one of the most important factors in Houston real estate — more so than almost any other major market in the country. Properties in FEMA Special Flood Hazard Areas (Zone AE or AO) require flood insurance, which can add $1,500–$3,000+ per year to your housing costs. Always verify flood zone status before making an offer, and get a flood insurance quote before you are under contract. We build flood insurance estimates into our total payment calculations when applicable.
Can you help with a cash-out refinance in Texas?
Yes — and Texas cash-out refinances have specific rules you need to know. The state constitution caps cash-out refinances at 80% LTV, limits closing costs to 2% of the loan amount, requires a 12-day waiting period, and mandates closing at a title company or attorney's office. We know these rules and will make sure your transaction is structured correctly from the start.
What areas of the Houston metro do you serve?
We serve the entire Houston metro — The Woodlands, Katy, Sugar Land, Missouri City, Pearland, League City, Friendswood, Conroe, Tomball, Spring, Cypress, Humble, Kingwood, Baytown, and all of Houston proper including the inner loop neighborhoods. We are licensed throughout Texas. If you are buying or refinancing anywhere in the Houston metro, we can help.
Do you work with first-time buyers in Houston?
Absolutely. First-time buyers are one of our specialties. We offer same-day pre-approvals, walk you through every loan option on a live Zoom call with a custom spreadsheet, and make sure you understand exactly what you qualify for and what your mortgage will actually cost — before you make an offer on a single home. Missouri City, Pearland, and the more affordable parts of Katy are strong markets for first-time buyers in the Houston metro right now.
Looking for a Texas mortgage broker who serves the whole state?
First Commerce Financial is licensed throughout Texas. Ken Turkington and Kirk Chivas work with buyers and homeowners across Houston, The Woodlands, Austin, Dallas-Fort Worth, and beyond. Wholesale rates, zero junk fees, same-day pre-approvals. Direct access to the owners — always.
Texas Mortgage Broker — See All Markets We Serve →Ready to Buy or Refinance in Houston or The Woodlands?
Talk directly with Ken or Kirk — the co-founders and the people who will actually work your loan. Straight answers about what you qualify for, what the Houston market looks like right now, and what your mortgage will actually cost. No pressure, no obligation, no junk fees.
Start Your Free Pre-ApprovalOr call or text us directly at (248) 459-5511
First Commerce Financial | Licensed Texas Mortgage Broker | NMLS #137512 | Serving Houston, The Woodlands, Katy, Sugar Land, Pearland, Conroe, Tomball, Spring, Cypress, Missouri City, and all of the Houston Metro Area | Ken Turkington NMLS #137873 | Kirk Chivas NMLS #160828
