Joe

My name is Joe Garrett and I am the best at what I do. I have been involved with over $1.25 billion in residential mortgage transactions in my 18+ year career. I have access to wholesale rates and programs so I am much less expensive than a retail bank or credit union AT THE EXACT SAME RATE! Whether you are purchasing or refinancing, I have the expertise to make it a fast, easy, and semi-enjoyable process.

My website offers a variety of online application options, and my experienced professionals offer superior quality support throughout the entire experience. Contact me today and see the difference between wholesale and retail for yourself!

Have a question? Just send me an Email:

joeg@southwestfunding.com

 View Our Loan Programs

Texas Mortgage Programs - Both Fixed and Adjustable:

Mortgages for Veterans - Where NO Is A Good Thing:

  •  No Downpayment Required on a VA Purchase (100% Home Purchase)

  • No Money Required at Closing on a VA Streamline Refinance (IRRRL) 100% LTV

  • No Funding Fee For Qualified Disabled Veterans

  • No Appraisal or Income  Required on Most Refinance (IRRRL) Programs                          

My team and I offer the assistance you need to help in all of your mortgage endeavors. Whether you are consolidating your debt, refinancing your home, or purchasing a new home, we have the expertise to close you on time!

About Us

About Us

We are committed to quality customer service - putting the people we serve first. Take advantage of our expertise in the residential lending industry by applying online today.
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Loan Programs

Loan Programs

Here at Southwest Funding, we have the right loan program for you. Whether you looking for Purchase, Refinance, or Specialized Loans, we can do it!
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FHA - High Debt Ratio | Streamline Refinance Without an Appraisal

USDA - 100% Purchase (must qualify by income and location)

Conventional - Very low rates | No Monthly Mortgage Insurance | Refinance Without Appraisal | HARP 2.0 | Fannie Mae DU+ | TEXAS CASH OUT (A6 LOANS) | 80-10-10 or 80-15-5 loans

Reverse (HECM) - No Income Documentation | You Pick Your Monthly Payment (or none) | Must Be 62 to Qualify | FHA Guaranteed

Jumbo - Expanded Guidelines | Up to 90% Loan-to-Value | Interest Only | Texas Jumbo Mortgage Cash Out | No Mortgage Insurance (even over 80%) | 30 Year Fixed Rate

Home purchase tips:

In today’s real estate marketplace, you need an expert mortgage company. Southwest Funding is that company. We have been serving the needs of our clients since 1993 and we have an A+ rating from the Better Business Bureau. We are a Direct Full Eagle Mortgage Lender and are fully authorized to fund VA, FHA, USDA, HECM (reverse), Fannie Mae, and Freddie Mac loans.

1. Purchase borrowers are the most likely to be taken advantage of in a transaction by some bait-and-switch lenders because the borrower is on a deadline.

     a. Quotes don't matter! The only legal document a lender is required to stand behind is a good faith estimate, nothing else matters. Too many times I have seen borrowers get a "quote" from another lender only to get something completely different once the good faith estimate is issued. It is actually illegal for a lender to issue the good faith estimate without a property address (usually meaning a sales cnotract) so it is very important you trust your loan officer so you don't get switched right before closing.

     b. Make sure your loan has been seen by an underwriter BEFORE you sign a contract. Most lenders give you a preapproval that is worthless, it just means the originator thinks he can get the loan done. Only underwriters can truly determine your eligibility for a purchase. Southwest Funding is one of the few lenders which allow you to have your documents reviewed by an underwriter without a contract.

2. Make sure you FULLY disclose how you receive your income. Bonuses, commissions, and overtime, are all calculated differently and are not part of your base income. Some lenders won’t even allow you to use this income so you won’t find out until the very end that your preapproval is now a denial.

3. Getting the cheapest price for a home is not always the best thing. Usually the best negotiation tactic is to get the seller to pay for ALL of the closing costs. This will allow you to bring less money to closing so you are less stressed at closing. A lower sales price really only helps you later if you decide to sell, getting the closings costs paid helps you on the day of closing.

4. Understand you will have unforeseen costs of owning a home. Lawn maintenance, new furniture, and updates are just a few things to keep in mind when budgeting.

5. Make sure the property taxes on the home you are purchasing are based upon your age and the actual improved value of the home. All too often, we see borrowers who closed their loan somewhere else and come to us to refinance because their payments shot up due to a shortage in their escrow account.

6. Have fun! Purchasing a home should be exciting not dreadful.....and call me:)

When does it make sense to refinance?

To really take advantage of the benefits of a refinance, it’s important to time it correctly. Here are a few ways to know if the timing is right:

How is refinancing different from my original mortgage?

Actually, they're very similar. You go through the same process of applying for the loan and pay many of the same fees. The main difference is you're not buying a home this time around. Sometimes refinancing is cheaper than purchasing because you might be a break on certain fees since you paid them when you purchased. 

  • If you have a fixed rate mortgage and the rates have fallen to levels below the rate that you are paying.
  • If you have an A.R.M. and rates are starting to rise.
  • If your home value has risen and you would like to eliminate PMI (private mortgage insurance), you can refinance and have it removed on the new loan.

Is a refinance worth it?

The easiest way to figure out whether or not it’s worth it to refinance is to use one of the many available online refinance calculators. They will help you to determine how long it will take to recoup the expense of refinancing with the new savings.

People often refer to this as the “break even” point, which basically means that you figure out how much you will be saving each month and compare it to the cost of the refinance to figure out how long it will take to recoup your money.

The rule of thumb is that, if you plan to stay in the house long enough to recoup the entire cost of refinancing, then it is worth it.

Our Market Area:

We are located in Dallas, TX but we handle Austin, San Antonio, Houston, El Paso, and everywhere else in Texas, Alabama, New Mexico, Arkansas, and Oklahoma.

Texas Association of Mortgage Professional NAMB

Did You Know?

Self-employed borrowers

Have you been in business more than 2 years, but had a much better year last year than the previous year? We have a program that would allow you to use ONLY YOUR LAST TAX RETURN!

Mortgage News:

 

 

 

Mortgage rates were almost flat again today.  Most lenders were just a hair higher in costs vs yesterday.  The most prevalent conventional 30yr fixed quote remains 4.0% for top tier scenarios, but 3.875% is still available.  In general, the bond markets that drive mortgage rates are remaining nimble until they have a better sense of what the Fed will do in the policy meeting 2 weeks from now.  

As we frequently discuss, the Fed Funds Rate doesn't dictate 30yr mortgage rates, but the two tend to correlate over time.  Moreover, the initial lift-off from record low rates will be a big deal for financial markets in general.  It would be hard for mortgage rates not to get caught up in the volatility--most likely in a bad way. 

In other words, the sooner the Fed officially hikes OR the sooner the economic data makes investors think the Fed is going to hike, the worse it probably is for mortgage rates in the short term.  Of course markets have already been doing their best to get ready for such an occasion, and that's one of the reasons interest rates pushed higher in the first half of 2015.

With all this in mind, the Fed Vice Chair, Stanley Fischer made some important comments last week.  He said there was a strong case for a September hike and that there was "a little over two weeks before we make the decision."  That was enough to let markets know that September is an imminent possibility for a hike.  Fischer went on to say "we've got time to wait and see the incoming data."  With that, we know that these 2 weeks of data may be helping determine whether or not the Fed hikes in September.  That makes Friday's job report (this week's biggest piece of data) especially important.

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