Van Home Loans
FHA Loans in Van, TX
Looking for FHA loans in Van? FHA home loans for buyers in Van, TX with flexible credit requirements and down payments as low as 3.5%. A popular choice for first-time buyers — CDL Mortgage guides you from pre-approval to closing.
Why CDL MTG
Why Van homeowners call us first.
Experienced loan officers, honest pricing, and a process that respects your time.
Competitive Rates
Your scenario gets priced across many lenders, so you see real options instead of a single quote.
Flexible Terms
Flexible guidelines for self-employed income, rental properties, and less common property types.
Fast & Simple Process
Clear next steps, a short document list, and quick turnarounds from application to approval.
Local Expertise
We work with Texas escrow, title and appraisal partners every week, so your file moves smoothly.
The Process
Getting FHA loans in Van, step by step.
Here is exactly how your loan moves from application to funding.
- Step 01
Talk to a Loan Officer
A quick, no-pressure conversation about your goals, timeline and budget.
- Step 02
Submit Your Documents
A short, secure checklist tailored to your loan — no guesswork, no busywork.
- Step 03
Get Pre-Approved
We shop lenders, review your Loan Estimate line by line, and issue your approval.
- Step 04
Close With Confidence
We keep you, your agent and escrow updated through funding day.
Local Expertise
Serving Van borrowers with FHA loans.
Van is one of 8 incorporated cities in Van Zandt County, alongside Canton, Wills Point and Grand Saline and others. Nearby, we also help borrowers in Ben Wheeler (about 6 mi), Hideaway (about 11 mi) and Grand Saline (about 11 mi).
Focused on Van
CDL Mortgage Services Inc. helps buyers and homeowners across Van and the rest of Van Zandt County navigate the FHA loans process from first conversation to final signature. We are fully licensed to lend in Texas and support Van borrowers with the same responsive, personal process our home-market clients receive.
Dedicated Loan Officers
From pre-approval to funding, one licensed loan officer owns your FHA loans file. You get direct phone access, a clear explanation of every fee on your Loan Estimate, and regular updates for you, your agent and escrow.
More Than One Program
In addition to FHA loans, Van clients also come to us for first-time home buyer, low down payment mortgage, conventional loans, and more. Whatever your situation — first home, move-up purchase, investment property, or tapping equity — we’ll match you with the right program.
Get a free FHA Loans quote in Van, TX
A licensed loan officer will reach out with your options — no obligation, no credit pull to start.
Prefer to talk? (916) 624-0767
How It Works
How an FHA loan actually works
An FHA loan is insured by the Federal Housing Administration. That insurance protects the lender, which is why FHA can accept lower credit scores, smaller down payments and higher debt ratios than conventional financing.
- 01
Credit & down payment
3.5% down with a 580+ score, or 10% down between 500 and 579. Gift funds from family are allowed for the entire down payment.
- 02
Mortgage insurance
An upfront premium is financed into the loan plus a monthly premium. We show you the exact dollar cost before you decide.
- 03
FHA loan limits
Limits vary by county. We check your county limit against your target price range before you shop.
- 04
Property standards
The appraisal also checks minimum property condition. Safety and habitability issues must be repaired before closing.
- 05
Underwriting flexibility
Higher debt ratios, shorter waiting periods after credit events, and non-traditional credit are all considered.
- 06
Close and build equity
Once you have equity, you can refinance to conventional to drop mortgage insurance — a plan we map out from day one.
Your Options
FHA programs beyond the standard purchase
FHA is a family of programs, not a single loan. Several of these solve problems no other loan can.
- FHA purchase
- The standard 3.5% down loan for primary residences, including 2–4 unit properties you live in.
- FHA Streamline refinance
- Lower your rate with no appraisal and minimal documentation if you already have an FHA loan.
- FHA 203(k) renovation
- Finance the purchase and the repairs in one loan, based on the after-improved value.
- FHA cash-out refinance
- Access equity up to 80% of value with FHA credit flexibility.
- FHA with gift funds
- The entire down payment may come from a documented family gift.
- Non-occupant co-borrower
- A qualifying family member can be added to help you qualify while you occupy the home.
Honest Advice
When FHA is — and is not — the right choice
FHA is the right answer far more often than the industry admits, and the wrong one in specific cases.
Ideal for you
A great fit if you have…
Credit rebuilding
Scores in the 580–660 range usually get a materially better payment on FHA than conventional.
Limited savings
3.5% down with gift funds allowed makes buying possible years earlier.
Tight debt ratios
FHA allows higher debt-to-income than conventional, which can be the difference between yes and no.
Another program may win
Consider alternatives if you have…
700+ credit with 20% down
You would be paying mortgage insurance you do not need. Conventional wins.
Competitive bidding wars
Some sellers still favor conventional offers. We coach you on positioning when that matters.
Fixer-uppers financed as-is
Condition standards can stop the deal. A 203(k) renovation loan is the correct path instead.
Service Area
Our Van service area.
Licensed and accountable.
CDL Mortgage Services Inc. · NMLS #132263 · Equal Housing Lender
Google Reviews
Trusted by Clients in Van
Eli is the man. Best rates and always available to speak. 10/10 would recommend
Left a 5-star rating.
Eli Shannon was truly on top of everything! He’s knowledgeable, and as a mortgage broker, he guided me through securing a loan seamlessly. He helped me through the entire process efficiently and got things done right on time 👍
About Us
Who is CDL Mortgage?
CDL Mortgage Services Inc. is an independent, full-service mortgage company. Instead of pushing one bank’s products, we shop multiple wholesale lenders to secure the best loan at the best rate for Van borrowers.
Full-Service Mortgage Company
Purchase, refinance, and home equity — all under one roof, focused on the best loans at the best rates.
Headquartered in Rocklin, CA
Based at 6524 Lonetree Blvd, Rocklin, CA 95765 and licensed in California, Texas, Georgia, Tennessee, Oklahoma & Idaho.
Real Loan Officers, Not Call Centers
Every file is handled start-to-finish by a licensed loan officer who knows your name and your goals.
NMLS #132263 · Equal Housing Lender
Fully licensed and regulated, with award-winning lender partnerships and 35+ years serving borrowers.
Questions
FHA Loans FAQs
What credit score is needed for an FHA loan?
FHA loans allow credit scores as low as 580 with a 3.5% down payment, and some borrowers qualify with scores between 500 and 579 with a 10% down payment. This flexibility makes FHA one of the most accessible loan programs available.
How much is the FHA down payment?
The minimum FHA down payment is 3.5% of the purchase price for borrowers with a 580+ credit score. Down payment gift funds from family members are allowed, which helps many first-time buyers get into a home sooner.
Does an FHA loan have mortgage insurance?
Yes. FHA loans require an upfront mortgage insurance premium (UFMIP) plus an annual premium paid monthly. On most FHA loans this insurance lasts the life of the loan, so many borrowers refinance into a conventional loan once they build 20% equity.
Can I use an FHA loan as a first-time buyer?
Absolutely — FHA loans are one of the most popular options for first-time buyers thanks to the low down payment and flexible credit guidelines. You do not have to be a first-time buyer to use an FHA loan, but it’s an especially strong fit for one.
What are the FHA loan limits?
FHA loan limits vary by county and are updated annually. In higher-cost areas the limit is significantly higher than in standard-cost counties. We’ll confirm the current limit for your specific county before you shop.