VA IRRRL (Streamline) in Piney Point Village, TX

Harris County is the largest market we serve by transaction volume, and the data reflects the complexity of managing a five-million-person metro. The median sale price of $309,590 is down 0.9% year-over-year, while 15,548 active listings and a 70-day average days on market create a substantial inventory overhang across the Houston metro. The 95.9% sale-to-list ratio is the lowest among our Texas markets, indicating that sellers are making the most meaningful concessions here.

The opportunity for buyers is considerable. Rate buydowns, closing cost contributions, and price negotiations are all achievable in the current Houston environment in ways they are not in tighter markets. The $806,500 conforming limit covers the full price distribution in Harris County — Houston has no conforming-ceiling problem. Energy sector income volatility is the most significant underwriting nuance here: oil and gas professionals with variable compensation require careful income averaging, and we have deep experience structuring these files across upstream, midstream, and downstream borrowers.

Harris County's borrower profile mirrors Houston's identity as a global energy capital. Petroleum engineers, refinery workers, and energy company executives span an enormous income range — from W-2 field technicians to self-employed consultants billing seven figures. The county's large Hispanic and Vietnamese communities generate significant multilingual, ITIN, and alternative documentation loan activity. Harris County also serves a large international buyer segment — particularly from Mexico, Central America, and Southeast Asia — for whom non-QM and foreign national programs are essential.