No junk fees. Wholesale rates. Same-day pre-approvals in most cases. First Commerce Financial is licensed in Texas and serves Austin 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.
Austin is one of the most dynamic housing markets in the country. Whether you are buying your first home in Pflugerville or Round Rock, upgrading to a larger home in Cedar Park or Leander, purchasing in the urban core, or refinancing after years of equity growth — we shop multiple wholesale lenders to find you the best rate available for your situation. No runaround. No junk fees. Just a straight answer about what you qualify for and what it will cost.
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 Austin metro.
Austin has gone through one of the most dramatic real estate transformations of any major American city in the past decade. The tech industry migration, the population boom, the rise of suburbs like Round Rock, Pflugerville, Cedar Park, and Leander — and more recently, a significant market correction from the peak of 2022 — have created a market that rewards buyers who are prepared, pre-approved, and working with a lender who moves fast.
First Commerce Financial has been licensed in Texas since our founding and serves the full Austin metro area. We are not a big-box lender processing files by the hundreds. Ken Turkington and Kirk Chivas are the co-founders and the people you work with directly. When you call or text, you get one of them — not a call center.
The Austin Metro — Understanding the Market by Area
The Austin metro is not one market — it is a collection of distinct communities, each with its own price range, buyer profile, and growth trajectory. Here is how the major areas break down:
Austin Urban Core — 78701 to 78745
The urban core and close-in neighborhoods (East Austin, South Congress, Mueller, Barton Hills) command the highest prices in the metro — often $700K–$1.2M+ for single family homes. Strong demand from tech workers and young professionals. Condos and townhomes offer more accessible entry points. Jumbo financing and conventional loans are both common here.
Round Rock & Pflugerville — Value and Growth
Round Rock and Pflugerville offer significantly more house per dollar than the urban core — median prices in the $375K–$475K range — with strong schools (Round Rock ISD), easy access to the Domain and major employers, and established communities that have been growing steadily for two decades. First-time buyers and move-up buyers are both active here.
Cedar Park & Leander — Northwest Corridor
The northwest corridor has been one of the fastest-growing parts of the Austin metro. Cedar Park and Leander offer newer construction, strong school districts (Leander ISD), and prices in the $400K–$550K range. The Metro Rail extension into Leander has made this corridor attractive for commuters. Builder activity remains strong and rate buydowns are available.
Kyle, Buda & San Marcos — South Corridor
The south corridor — Kyle, Buda, and San Marcos — offers some of the most affordable entry points in the Austin metro, with median prices in the $300K–$400K range. Strong growth driven by I-35 corridor employment, Texas State University in San Marcos, and buyers priced out of Austin proper. Active new construction market with builder incentives available.
Texas Cash-Out Refinance Rules — What Austin 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. You also cannot close a Texas cash-out refinance at your home — it must be closed at a title company, attorney's office, or lender's office.
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 Austin 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 Austin homes average $525K and jumbo loans are common in the urban core, every fraction of a percent in rate makes a significant difference over the life of the loan.
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 and it is non-negotiable for us. 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
Austin's market moves fast — especially in the $400K–$600K range where inventory is tightest. 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 Austin Buyers
Conventional Loans
The most common loan type across the Austin metro. Competitive rates for qualified buyers at all price points — from Pflugerville starter homes to Cedar Park move-up properties.
FHA Loans
3.5% down with flexible credit requirements. A strong option for first-time buyers in the south corridor — Kyle, Buda, and San Marcos — where prices are most accessible.
VA Loans
Zero down payment for eligible veterans and active-duty military. Austin has a strong veteran community and 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 Austin metro — including areas near Kyle, Buda, Bastrop, and Lockhart — may qualify. We check any address for USDA eligibility instantly.
Jumbo Loans
For urban core Austin properties and higher-priced homes throughout the metro that exceed conventional loan limits. We have the lender relationships to compete on jumbo rates in this market.
New Construction & Extended Rate Locks
Cedar Park, Leander, Kyle, and Buda all have active builder markets. We work with lenders offering extended rate lock programs so your rate is protected through the full build timeline — often 6–12 months.
What Austin Buyers Should Know Right Now
Austin has corrected from its 2022 peak. Austin home prices peaked in early 2022 and have since pulled back 10–20% in many submarkets — particularly in the outer suburbs. That correction, combined with more inventory than the market has seen in years, has created a genuine buyer opportunity that did not exist during the pandemic frenzy. If you were priced out in 2021 or 2022, the math looks different today.
Builder incentives are real and negotiable. Builders in Cedar Park, Leander, Kyle, and Buda are actively offering rate buydowns, closing cost credits, and free upgrades to move inventory. You have the right to use any lender you choose — and we will give you an honest comparison of the builder's preferred lender offer versus our wholesale rate before you commit to anything.
Texas has no state income tax. For buyers relocating from California, New York, or other high-tax states, Texas's lack of a state income tax is a significant financial factor. Property taxes in the Austin metro are higher than average — typically 1.8%–2.5% of assessed value — which is an important number to factor into your total monthly payment calculation. We always build property taxes into our pre-approval numbers so you know the real payment, not just the principal and interest.
The tech sector remains the engine. Apple, Tesla, Samsung, Google, Oracle, and dozens of other major employers have significant Austin presences. The long-term demand driver for Austin housing — a highly educated, high-earning workforce — remains intact even as the market has normalized from its peak. Austin is not going backward.
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.
How does the Austin market compare to other Texas cities?
Austin is the most expensive major Texas market — median prices around $525K compared to Dallas-Fort Worth at $400K and San Antonio at $300K. Austin's price premium is driven by its tech economy, University of Texas, state government employment base, and lifestyle amenities. The recent correction has improved affordability, but Austin remains a premium market within Texas.
What are property taxes like in Austin?
Travis County property taxes typically run 1.8%–2.2% of assessed value annually. On a $525K home, that is roughly $9,450–$11,550 per year — or $790–$960 per month added to your principal and interest payment. This is significantly higher than the national average and is an important factor in calculating your true monthly housing cost. We always include property taxes in our pre-approval calculations so you know the real number.
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, and requires a 12-day waiting period. Closing must happen at a title company or attorney's office. We know these rules and will make sure your transaction is structured correctly from the start.
Do you work with first-time buyers in Austin?
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. The south corridor (Kyle, Buda, San Marcos) and Round Rock/Pflugerville are the most accessible markets for first-time buyers in the Austin metro right now.
What areas of Austin do you serve?
We serve the entire Austin metro area — Austin proper, Round Rock, Pflugerville, Cedar Park, Leander, Georgetown, Kyle, Buda, San Marcos, Bastrop, Lakeway, Bee Cave, Dripping Springs, and beyond. We are licensed throughout Texas. If you are buying or refinancing anywhere in the Austin metro, we can help.
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 Austin, Dallas-Fort Worth, San Antonio, 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 Austin?
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 Austin 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 Austin, Round Rock, Pflugerville, Cedar Park, Leander, Kyle, Buda, San Marcos, Georgetown, and all of the Austin Metro Area | Ken Turkington NMLS #137873 | Kirk Chivas NMLS #160828
