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 19+ 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 | One year of tax returns for self-employed borrowers available! 

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

Down payment assistance available as well!

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?

I received an email this morning regarding some APR questions. I realized that many people believe that when you get an APR quote that it encompasses all fees, but this certainly is not the case. Below is a list of NON-APR fees (they are not included in the APR at all):

  • Abstractor’s Certificate
  • Application Fee - (if charged to all persons seeking credit, whether or not credit is actually extended.)
  • Appraisal Fee
  • Appraisal Retype
  • Appraisal Review (3rd party appraiser)
  • Attorney Retained by Borrower Fee for File Review
  • Credit Report Fee
  • Credit Alert (CAVIR)
  • Engineer’s Report (if not required by Lender)
  • Escrow Repairs (Rehab. amounts)
  • Flood Certification (if part of survey fee)
  • Flood Determination/Inspection (initial determination)
  • Flood Insurance
  • Home Inspection
  • Insurance Reimbursement
  • Interest Collected for Old Loan Pay-Off In Refinance
  • MIP Refund
  • Modification Filing Fee
  • Notary Fees
  • Points - Paid by Seller
  • Recertification Fee (To Appraiser)
  • Recording Fee/Filing Fee
  • Redraw Fee for doc prep lawyer
  • Restriction Fees (To Title Company)
  • Survey Fee
  • Tax Certificate
  • Tax Deletion (To Title Company)
  • Tax Service Fee - Initial examination
  • Tax Transfer Fee
  • Termite/Pest Inspection
  • Title Binder
  • Title Inspection (To Title Company)
  • Title Insurance (Lenders or Owners)
  • Title Opinion/Policy (To Title Company)

Student Loans

Student loans can no longer be considered deferred. Fannie Mae and FHA will both require a percentage of the outstanding balance to be used for debt-to-income purposes.

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:

 

Most of the economic data released over the past week fell short of expectations. However, strong wage growth in Friday's employment report offset some of the weakness perceived in the other data. Mortgage rates ended the week a little lower.

 

Against a consensus forecast of 190K, the economy added 151K jobs in January. This was down from average gains of about 280K over the prior three months. The unemployment rate declined from 5.0% to 4.9%, the lowest level since February 2008

While job gains in January were a little lower than expected, investors focused more on the surprisingly strong wage growth. Average hourly earnings, an indicator of wage growth, rose 0.5% in January, which was well above the consensus forecast. Investors raised their outlook for future inflation based on the wage data, forcing mortgage rates a little higher after the report.

By contrast, nearly all of the data released earlier in the week was positive for mortgage rates. U.S. manufacturing activity has slowed sharply in recent months. The ISM national manufacturing index is at the lowest level since 2009. The stronger dollar and weakening demand in other countries have hurt the sector. Manufacturing makes up a relatively small portion of U.S. economic activity, though. More disturbing to investors, the ISM national services index declined to the lowest level since early 2014. The service sector represents over 80% of the U.S. economy.

 Looking ahead, additional labor market data, the JOLTS report, will come out on Tuesday. JOLTS measures job openings and labor turnover rates. Retail Sales will be released on Friday. Consumer spending accounts for about 70% of economic output in the U.S., and the retail sales data is a key indicator. Fed Chair Janet Yellen will be speaking on Wednesday and Thursday. There will be Treasury auctions on Tuesday, Wednesday, and Thursday.