Joe

My name is Joe Garrett and I am the best at what I do. I have been involved with more than $1.3 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 when you go to the closing table. Whether you are purchasing or refinancing, my team and 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

 

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 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?

The top 4 reasons why it is a bad idea to use a builder’s mortgage company:
 
1. You become the backup offer. I did loans for three different customers in 2015 where they had tried to go through the builder’s mortgage company. Everything was going great until it came down to a month or so before closing and the mortgage company denied their loan and then sold the home to another borrower at an increased profit. On one of these, the borrower had to get an attorney to get back her $10,000 in earnest money that the builder was trying to keep (due to the denial). The builder’s mortgage company is only there to increase the profit of the builder. If they can increase the builder’s profit by denying the loan so the home can be sold to someone else at a greater price then so be it.
 
2. Any incentive given to you to go through the builder’s mortgage company can be negotiated for ANY mortgage company (buyers simply don’t know this and realtors don’t really care). Also, any incentive given by the builder is going to be eaten up by the mortgage company’s closing costs (they do this on purpose). So in other words, if the builder gives you $5k in concessions to use their lender, then at closing there will magically be a minimum of $5k in fees charged to you by the mortgage company.
 
3. You are guaranteed to be baited-and-switched. Every builder’s mortgage company sends out RESPA (loan docs) at the very beginning of the process and then dares the borrower to find a better offer; which cannot be found because the mortgage company under-disclosed the rate by half of a percentage point from market. Their loan documents expire long before the home is completed (mine will as well, but at least I’m pointing this out to you), so they know they can put anything on paper they want. Somewhere between 6 days and 2 weeks before closing, the mortgage company will arbitrarily lock in the interest rate and send out new loan documents which will give the borrower sticker shock. Now the rate isn’t .5% less than everyone else’s it is .5% greater than everyone else’s. Why do they wait so long? They wait until the last minute to keep you from shopping. The builder builds into the contract a penalty of $200-$300 per day for each day the loan doesn’t close due to you going with a different lender. I had 2 different borrowers come back to me in 2015 begging for me to do their loans (they didn’t take my upfront advice) and I told them simply that they were stuck because there wasn’t a way to get it done in the 6+ remaining days they had left.
 
4. There are very few builder mortgage companies that do any refinancing at all, this tells you everything you need to know. Sixty-five of my customers last year were either previous customers or were referrals from other customers. A builder’s mortgage company knows that once they wipe the floor with you at the closing table, you won’t ever bother to come back so they aren’t even set up to handle you if you do.
 
Whether you do business with me or not, you should stay away from a builder’s mortgage company (any builder) and go with a wholesale lender (there aren’t many, but there are a few). I will be less expensive at closing (not at initial, because I’m not willing to lie to you) than any builder’s mortgage company. 

Mortgage News:

Mortgage rates skyrocketed today, relative to their recent average daily movement, following the release of the Minutes from the most recent Fed meeting.  At the time of the Fed's last policy announcement at the end of April, financial markets were nervous that the Fed would more firmly indicate their intention to hike at the June meeting.  When that announcement had no such clues, markets breathed a sigh of relief and rates moved steadily lower in the following weeks.

But over the past 2 days, there's been a sudden rush of similar anxiety.  What if we were too quick to assume the Fed wasn't interested in hiking simply because they didn't reference it in the same way they did before the last hike?  The anxiety was reinforced by comments from several Fed speakers yesterday, and bond markets (which dictate mortgage rates) entered into a bit of a panicked move toward higher rates.

As we discussed yesterday, the panic in markets did NOT filter through to lender rate sheets as of yesterday afternoon, leaving us at more risk that today's rates would be higher.  Not only did today's rates begin in higher territory, but almost every lender revised rates even higher after the Fed Minutes (which all but confirmed the aforementioned anxiety).