The ULTIMATE 2025 Central Texas Homebuyers Guide [Real Estate and Mortgage Insights]

If you landed here, you're likely searching for a reliable Central Texas homebuyers guide that breaks down the market for 2025 in plain language. I recently sat down with Mark Hairston of Texas Mortgage Source to record an in-depth conversation about the local housing market and mortgage landscape—and this article summarizes everything we covered so you can confidently navigate your home purchase or refinance in Central Texas. As the host and a long-time Central Texas resident, I wrote this Central Texas homebuyers guide to give military families, veterans, and civilian buyers the practical, no-nonsense information they need right now.

Table of Contents

• Introduction to Central Texas Real Estate & Mortgage Market
• Central Texas Home Prices & Average Sale Prices
• Meet Mark Hairston of Texas Mortgage Source
• Mortgage Market Overview in Central Texas
• Mortgage Broker vs Traditional Lender
• Current Mortgage Rates for FHA, VA, & Conventional Loans in Texas
• Streamlined VA Loan Process: VA IRRRL Explained for Veterans
• Qualifying for a Mortgage: What Central Texas Buyers Need to Know
• Do You Need a Down Payment for a Second VA Loan?
• How Mortgage Brokers Offer Better Deals for Central Texas Homebuyers
• How to Reach Out to Mark Hairston for Personalized Mortgage Advice
• Practical Tips from the Central Texas Homebuyers Guide
• FAQs About the 2025 Central Texas Homebuyers Guide
• Conclusion: Use This Central Texas Homebuyers Guide as Your Launching Point

Introduction to Central Texas Real Estate & Mortgage Market

Welcome to the most practical Central Texas homebuyers guide you'll read this year. Before we dig in, here are the headline market facts I shared during the video with Mark—facts that every buyer or seller should know when making decisions in 2025.

• Home sales: Up 4.3% year-to-date in 2025.
• Median sales price: Approximately $335,000 for central Texas markets like Bell County and surrounding areas.
• Average sale price: Roughly $424,000 across the broader central Texas footprint.
• Average days on market: About 63 days.
• Months of inventory: 5.6 months (a little over five and a half months of inventory).

These numbers form the foundation of this Central Texas homebuyers guide. They tell us that inventory is healthier than a hot seller's market but not so deep to call it a buyer's market. If you’re moving to Central Texas, these metrics matter: they influence how much negotiating power you have, what you can expect to pay, and how quickly you need to act.

Central Texas Home Prices & Average Sale Prices

One of the first questions I get is: “What will my money buy in Central Texas?” Based on the figures above, the median sales price around the central Texas region sits near $335,000, with the average sale price closer to $424,000. The difference between median and average reflects a mix of affordable homes and higher-end transactions in the market.

For military families relocating to Fort Cavazos and nearby areas, the Central Texas homebuyers guide perspective is simple: you can still find a range of price points, from starter homes that hit below the median to larger family homes that push above the average price. Local nuances matter—Travis and Williamson counties (closer to Austin) tend to be pricier than Bell County or Coryell County. Use the median and average numbers as a starting point, but plan to drill down into neighborhoods and school zones for real decisions.

Meet Mark Hairston of Texas Mortgage Source

In this Central Texas homebuyers guide, I brought Mark Hairston onto the show because he’s one of the most experienced mortgage brokers in the region. Mark was born and raised in Houston, moved to Austin in the late 1970s, and has been doing home loans since 1985. For over 40 years he's worked in mortgages, and for decades as an independent mortgage broker—meaning he doesn’t work for one lender; he shops lenders for his borrowers.

Working with someone like Mark Hairston matters when you’re referencing a Central Texas homebuyers guide: mortgage options and rates can change fast, and an experienced broker knows which lenders have appetite for your type of loan—VA, FHA, conventional, investment property, and more.

Mortgage Market Overview in Central Texas

Timing is everything. At the time we recorded, it was the day of the Federal Reserve’s September meeting—an important day for mortgage rates. Mark Hairston explained that rates peaked as high as 7.5% in recent years and have since fallen into the mid-sixes. His outlook, and the one I shared in this Central Texas homebuyers guide, is cautiously optimistic: many expect rates to move lower into the fives by late 2025 or early 2026 if inflation stays under control.

But remember: mortgage rates can swing quickly. We’ve seen short periods (like last September) where rates dipped into the sixes for a week and then moved back up. That volatility is why timing—paired with strong advice from your mortgage team—will matter for Central Texas homebuyers this year.

Mortgage Broker vs Traditional Lender

This is a critical section in any Central Texas homebuyers guide: who should you trust with your mortgage—an independent mortgage broker or a traditional lender? Mark Hairston breaks it down into three channels:

1. Depositories: commercial banks and credit unions (e.g., Bank of America, Chase, local credit unions).
2. Mortgage bankers: large non-bank mortgage companies that originate loans (e.g., national mortgage companies).
3. Mortgage brokers: independent brokers who shop many wholesale lenders on behalf of the borrower.

Mark Hairston’s point is straightforward: brokers bring choice. He works with roughly 20 different wholesale lenders and can place your loan where the rate and program make the most sense for your profile. That flexibility often produces better pricing for borrowers—especially in the sweet spot of $200,000 to $800,000 loan amounts common around Central Texas.

Why does this matter in a Central Texas homebuyers guide? If you want the best chance at competitive rates and a lender that understands your specific loan type (VA, FHA, self-employed income evaluation, etc.), a broker can be a strong ally. There are exceptions—banks may beat broker pricing for very large loans ($1M+), especially if you’re a wealthy client with assets at that bank—but for most buyers a broker like Mark typically offers better deals.

Current Mortgage Rates for FHA, VA, & Conventional Loans in Texas

Rates change daily, but here are concrete examples Mark Hairston shared in our Central Texas homebuyers guide discussion to ground expectations:

• FHA example: locked at 5.78% on a recent borrower.
• Conventional example: a par rate locked at 6.25% (a par rate means no discount points and no lender credit toward a lower rate).
• VA example: Mark Hairston mentioned VA loans he’s handling at roughly 6.7%, but also cited VA streamline refinances coming down into the mid-fives for veterans who locked higher rates earlier.

Buyers should also understand buydowns. A temporary seller-paid buydown (commonly 2-1) reduces the effective interest rate in early years to help buyers afford payments immediately after purchase. Example: if a loan would otherwise be 6% the seller could fund a reduction to 4% year one, 5% year two, and 6% thereafter. That structure is becoming more common and can be a creative negotiating tool in this market.

Streamlined VA Loan Process: VA IRRRL Explained for Veterans

For veterans, one of the most powerful tools is the VA IRRRL (Interest Rate Reduction Refinance Loan), commonly called a VA streamline refinance. In our Central Texas homebuyers guide, Mark Hairston emphasized how valuable the IRRRL can be:

• No monthly mortgage insurance.
• No traditional down payment required when using VA entitlement.
• Streamlined underwriting: minimal documentation in many cases (no full appraisal, no full credit re-qualification in many situations).
• Typical requirement: clean payment history for about 12 months prior to refinance.
• Turnaround: Mark Hairston routinely closes VA loans in as little as three weeks when the borrower has everything together.

If you’re a veteran who got a loan when rates were in the sevens, the IRRRL is often the quickest and most cost-effective way to reduce your monthly payment and refinance into a materially lower rate—sometimes saving hundreds of dollars each month depending on loan size. In this Central Texas homebuyers guide, I stress: if you’re a veteran with a higher-rate VA loan, contact a VA-experienced broker or lender to run the numbers—there’s a strong chance you can save substantially.

Qualifying for a Mortgage: What Central Texas Buyers Need to Know

Qualifying fundamentals haven’t changed overnight: most lenders still look back two years for employment and income consistency, verify income, evaluate credit scores, and assess down payment resources. A few specific notes from Mark Hairston that I include in this Central Texas homebuyers guide:

• Two-year employment history is standard; self-employed borrowers need to provide more documentation (tax returns, profit-and-loss statements).
• Different loan types have different credit tolerance—VA and FHA are generally more lenient than conventional loans.
• Down payment requirements vary: conventional loans often want higher down payments to secure better rates; FHA allows lower down payments for qualifying buyers; VA may not require a down payment for eligible veterans.
• Credit score matters: lenders segment products by credit tiers. Example: a lender that will do low-FICO FHA deals may charge a premium over a lender that focuses on higher-credit borrowers.

From a Central Texas homebuyers guide standpoint, the takeaway is: get pre-approved early, know your documentation (two years of income history, tax returns for self-employed, DD214 for veterans, etc.), and work with a lender who can match your profile to the best program.

Do You Need a Down Payment for a Second VA Loan?

Another common veteran question we covered in the Central Texas homebuyers guide: can you have more than one VA loan at a time, and when would you need a down payment on a subsequent VA purchase?

The short answer from Mark Hairston: Yes, you can have more than one VA loan at a time, but it depends on how much VA entitlement you’ve used. If you’ve used most of your entitlement on a prior loan, a second VA-backed purchase may require a down payment equal to the shortfall in entitlement. The exact amount depends on your entitlement balance and the county conforming loan limits.

To figure this out you should provide your DD214 or Certificate of Eligibility to a lender who can calculate your remaining entitlement and show you whether a down payment will be required. This is one of those detailed eligibility questions that’s easier to answer with someone like Mark running the numbers on your behalf.

How Mortgage Brokers Offer Better Deals for Central Texas Homebuyers

This Central Texas homebuyers guide highlights a major broker advantage: access to the wholesale channel. Mark Hairston explained that brokers work with wholesale lenders that the general public cannot access directly. Those wholesale lenders often provide better pricing because brokers have low overhead and thin margins compared to large banks with heavy operational costs.

Other broker advantages discussed in this guide:

• Flexibility to move a loan mid-process if rates or lender guidelines change.
• Ability to shop the investor appetite—if one lender declines a file, a broker can often place it with another lender who has a different risk tolerance.
• Personalized, hands-on service from an experienced mortgage pro rather than a large team where files can get lost.

For many Central Texas homebuyers, working with an independent broker results in lower rates, fewer headaches, and a better match between borrower needs and lender offerings.

How to Reach Out to Mark Hairston for Personalized Mortgage Advice

If you want an expert to run the numbers on a purchase or refinance, Mark is approachable and experienced. In this Central Texas homebuyers guide I encourage you to reach out directly if you want personalized mortgage advice. Mark regularly works with military families, veterans, and civilian buyers in the Austin-Temple-Belton corridor and can walk you through VA, FHA, and conventional options.

Contact details (as shared during our conversation):

• Mark Hairston | Texas Mortgage Source
• Call or Text: 512-789-6967
• Email: mark@markhairston.com

Practical Tips from the Central Texas Homebuyers Guide

We finished our conversation with actionable advice you can use immediately if you're buying or refinancing in Central Texas. Here are the most useful items condensed from our talk:

1. Get pre-approved early: Shopping without a pre-approval weakens your negotiating position.
2. Understand local pricing: Median and average prices give you a range; dig into neighborhood comps for specific offers.
3. Consider a broker: For most loan sizes common in Central Texas, an independent broker often provides better rates and more flexibility.
4. Talk to a VA lender if you’re a veteran: VA IRRRLs are fast and can save substantial money when rates fall.
5. Explore seller buydowns: Temporary buydowns (2-1, etc.) can make first-year payments far more affordable and help get offers accepted.
6. Document readiness: Have two years of income history, tax returns if self-employed, and DD214 if you’re a veteran.
7. Assemble a team: Use experienced agents, lenders, title companies, and insurance providers—the right team reduces stress and risk.

EXPLORE HOMES FOR SALE IN CENTRAL TEXAS

FAQs About the 2025 Central Texas Homebuyers Guide

What is the single best move for a first-time buyer in Central Texas?

Get pre-approved and work with a local real estate agent who understands your price range and the school districts you care about. Combine that with a mortgage broker who can shop loan options for you. The Central Texas homebuyers guide approach emphasizes preparation: when you have pre-approval, available loan programs, and a targeted search, you’ll react faster and stronger when you find the right home.

Are mortgage rates going down in 2025?

Rates were volatile in recent years, but the trend heading into late 2025 showed movement from the mid-sixes toward the fives, assuming inflation remains contained. Nobody can promise future rates, but if inflation stays low, the Federal Reserve tends to allow rates to drop. Use the Central Texas homebuyers guide recommendation: remain ready to lock when rates fit your budget and consult a broker who can advise on timing and strategies like buydowns.

How long does a VA streamline refinance take?

With everything in order, Mark and other experienced brokers commonly close VA IRRRLs in about three weeks—and sometimes as fast as 20 days. The streamlined nature (often no appraisal or re-qualification) makes the VA IRRRL one of the quickest refinance options for veterans.

Do I need to make a down payment on a second VA loan?

It depends on your remaining VA entitlement. If you have enough entitlement available, a second VA-backed purchase could require no down payment. If you’ve used a large portion of entitlement already, you may need to bring a down payment. The best path is to provide your DD214 to a VA-savvy lender who can calculate entitlement and show the options.

Why choose a mortgage broker over a bank?

Brokers provide access to the wholesale market with lenders that banks and retail lenders don’t offer directly to the public. They can shop dozens of products and place loans where pricing, product guidelines, and risk appetite match your profile. If you need flexibility, personal attention, and potentially lower rates, a broker is worth considering in your Central Texas homebuyers guide plan.

What documents do I need to get pre-approved?

Generally: two years of employment history, recent pay stubs, W-2s or 1099s, tax returns if self-employed, bank statements showing reserves and funds for closing, and a copy of your DD214 if you’re a veteran. A broker or lender will provide a specific checklist tailored to your situation.

Conclusion: Use This Central Texas Homebuyers Guide as Your Launching Point

Buying a home is one of the biggest financial decisions most people make. This Central Texas homebuyers guide equips you with the local market context, mortgage strategies, and veteran-specific options you need to make smarter choices in 2025. Whether you’re moving to Fort Cavazos, upgrading in Bell County, or buying near Austin, the combination of a skilled real estate agent and an experienced mortgage broker will improve your odds of getting the right home at the right price and the right loan.

If you want my help as your local real estate advisor or you’d like Mark Hairston to run mortgage scenarios for you, reach out to me at 253-820-7327 . Our goal in creating this Central Texas homebuyers guide was to make the process less stressful and more transparent for families and veterans relocating to or within central Texas.

Contact info (as provided during our discussion):

• Mathew Dick | REALTOR® — Military Living in Central Texas
• Phone: 253-820-7327
• Email: militarylivingincentraltexas@gmail.com
• Mark Hairston | Texas Mortgage Source
• Phone: 512-789-6967
• Email: mark@markhairston.com

Thank you for reading this Central Texas homebuyers guide. Bookmark it, share it with fellow military families or friends moving to the area, and reach out if you want tailored local advice. When you’re ready to buy or refinance, having the right team—agent, broker, title and insurance providers—will make all the difference. Safe moves and smart mortgage choices.