Mortgage Broker in Frisco, TX

Buying a Home in Frisco Isn't Quite Like Buying Anywhere Else

I'm based up the road in McKinney, and I work with a lot of buyers in Frisco. The loan itself works the same as anywhere else in Texas. What's different are the local details that change your monthly payment, and if nobody walks you through them, they can catch you off guard right before closing. Here are the ones I bring up with every Frisco buyer.

Frisco sits in two counties

Frisco is split between Collin County and Denton County. In NCTCOG's 2026 estimates, about 147,000 residents live on the Collin side and about 94,000 on the Denton side. Which side your home is on decides which appraisal district values it and handles your homestead exemption: the Collin Central Appraisal District or the Denton Central Appraisal District. County tax rates differ too. When I estimate your payment, I use the tax rates for that specific address, not a city-wide average.

Your homestead exemption matters a lot here

Once you own the home and live in it as your primary residence, file for your homestead exemption. Texas school districts have to exempt $140,000 of a homestead's value, and the City of Frisco adds its own exemption of 20% of appraised value (minimum $5,000). That's the most a Texas city is allowed to offer. Homeowners 65 or older or disabled get an extra $80,000 off the city's value and a freeze on their city taxes. You don't have to wait until next January to file. Under state law, if the previous owner didn't already have the exemption for the year, you can get it for the rest of the year once you qualify. I remind every client about this after closing, because missing it just means paying more tax than you have to.

Four school districts, not one

Most of Frisco is in Frisco ISD, but parts of the city are in Lewisville ISD, Little Elm ISD and Prosper ISD. Each district sets its own tax rate, so two homes a mile apart can carry noticeably different payments. Before you fall in love with a house, check the address with the district's attendance-zone lookup, and send it to me so I can run the numbers with the right rate.

New construction, PIDs and MUDs

Frisco is still building. The biggest project right now is Fields, a 2,545-acre master-planned community in north Frisco, built around the PGA of America headquarters and the Omni PGA Frisco Resort. It crosses both counties, with builders selling in Brookside, East Village and The Preserve. Plenty of buyers are also looking at established neighborhoods like Starwood, Newman Village, Richwoods and Phillips Creek Ranch. Frisco Lakes by Del Webb is the city's 55+ community.

With any newer neighborhood, ask whether the lot is in a public improvement district (PID) or a municipal utility district (MUD). A PID usually means a fixed assessment on your tax bill for a set number of years. A MUD adds its own property tax rate. Both count in your payment and in your debt-to-income ratio. The City of Frisco lists its public improvement districts online. I'll ask the builder for the exact numbers so your pre-approval matches the house you're actually buying.

Why Use a Mortgage Broker in Frisco

A bank or a big retail lender can only offer its own loans. I'm a mortgage broker with NXT Mortgage, so I can take one application and shop it with multiple wholesale lenders. Pricing, fees and guidelines vary from lender to lender, and in a market with Frisco's price points, small differences add up.

The U.S. Census Bureau puts the median value of an owner-occupied home in Frisco at $642,100 (2020–2024 American Community Survey). In 2026, the conforming loan limit for a one-unit home in Collin and Denton counties is $832,750, per the FHFA county loan limit table. Above that, you're in jumbo territory, where lenders' guidelines vary even more. Some want more cash in reserve, some are tougher on self-employed income, and some handle a big down payment from a home sale differently. Shopping matters most here.

Builder's preferred lender? Builders often offer incentives if you finance with their preferred lender. Sometimes that's a good deal. Sometimes the rate or fees eat up most of it. You're free to choose your own lender, and the easiest way to know if you're getting a good deal is to compare a Loan Estimate from them with one from me, line by line. I'm happy to do that comparison with you, even if you end up going with their lender.

Frisco Home Loan Options

Which loan makes sense depends on your goals, credit, income, savings and the home. Here's how the main options tend to play out in Frisco. All loans are subject to credit approval.

VA loans for Frisco veterans

The Census Bureau counts about 6,700 veterans living in Frisco. I'm a veteran myself. I served in Air Force Security Forces from 2013 to 2017, so VA loans are personal for me. For eligible borrowers, a VA loan doesn't require a down payment as long as the sales price isn't higher than the appraised value, and there's no monthly mortgage insurance. If you have full entitlement, VA doesn't cap how much you can borrow. You still have to qualify for the payment, which matters at Frisco prices.

Two Texas-specific things to know. If you receive VA disability compensation, you're usually exempt from the VA funding fee (my VA funding fee exemption guide covers who qualifies). And veterans with a 100% disability rating, or rated unemployable, can qualify for a total property tax exemption on their homestead. You'd file that with Collin CAD or Denton CAD, depending on your address. VA loans also work on new construction, and the builder has to give you either a one-year warranty or an approved 10-year insurance-backed protection plan. My VA loans page walks through entitlement, IRRRL refinances and VA cash-out in detail. It's written for McKinney, but it applies to Frisco too.

FHA loans

FHA loans are insured by the Federal Housing Administration, with more flexible credit guidelines and a lower minimum down payment than many conventional loans. FHA has its own county loan limits, so I'll check the price range you're shopping against the current limit. If you're on the fence, read my take on FHA vs. conventional.

Conventional and jumbo loans

Conventional loans aren't government-backed and are usually a good fit with solid credit and some savings. Plenty of Frisco buyers are move-up buyers selling a home elsewhere in DFW. If that's you, we'll plan how your sale proceeds, bridge options or a contingency fit together before you write an offer. For loans above $832,750, I'll shop jumbo guidelines across lenders instead of taking the first answer.

First-time buyers

Frisco isn't the cheapest place to buy your first home, but it isn't out of reach either, especially with townhomes and older resale homes in the mix. I'll walk you through the whole process, show you what you'd pay at a few price points, and look at whether Texas down payment assistance fits your income and price range. Start with my first-time homebuyer checklist and the guide to credit scores for buying in Texas.

Investors, self-employed buyers and refinancing

If you're buying a Frisco rental, a DSCR loan qualifies you on the property's rental income instead of your personal income. If you're self-employed, a bank-statement loan may fit better than tax returns. Already own in Frisco? My refinancing guide covers when a refinance makes sense and when it doesn't. USDA usually isn't an option inside a city Frisco's size, but it can come up for homes farther north, and I'll check any address on USDA's eligibility map.

How We'd Work Together

You don't need to come to an office. We'll handle everything by phone, text, email and secure document upload, and I'm available evenings and weekends. Start with a quick call or text, then apply online. I'll shop your loan and get you a pre-approval based on the real taxes, HOA dues and PID or MUD numbers for the area you're shopping. Once you're under contract, I keep you and your agent updated at every step until closing.

I'm licensed in Texas, Michigan, Louisiana and Oklahoma, so if you're relocating to Frisco from one of those states, or keeping a home back there, we can talk about that too.

About Keith

I'm Keith Sullivan, a mortgage broker with NXT Mortgage and a U.S. Air Force Security Forces veteran (2013–2017). I've been in the mortgage business for 4 years. I live in McKinney and work with buyers all over Collin and Denton counties.

My job is simple: tell you the truth about your options, explain things in plain English, and answer the phone. You can read what past clients say on Experience.com or Google.

Frequently Asked Questions