You don’t need 20% down to buy in Marble Falls

If you’ve been holding off on buying in Marble Falls because you think you need 20% down, that’s a myth worth clearing up: you don’t need 20% down to buy in Marble Falls. Some buyers choose to put down 20% or more, but it’s not a requirement.

What you actually need depends on your financial picture — credit, income, and how a lender assesses risk. I’m Robbie English at Uncommon Realty, and I walk buyers through exactly what that means before they ever start touring homes.

TLDR: You Don’t Need 20% Down to Buy in Marble Falls

You don’t need 20% down — financing options exist based on your credit, income, and risk profile.
Getting pre-approved, not just pre-qualified, is the strongest first step you can take.
Lenders weigh credit score, job history, debt-to-income ratio, and down payment together — no single factor decides it alone.
Pre-approved buyers carry more weight with sellers, especially in a competitive market.

What Lenders Are Actually Looking At

A lender’s core question is simple: how likely are you to repay this loan? A few factors drive that answer.

Down Payment: Putting 20% down typically eliminates mortgage insurance and lowers your monthly payment, but you can buy with far less. Conventional loans allow as little as 3% down for qualifying first-time buyers, FHA loans allow 3.5% down with a credit score of 580 or higher, and VA loans allow 0% down for eligible veterans and active-duty service members. Your down payment is one factor among several — it doesn’t have to carry the whole application.

Debt-to-Income Ratio (DTI): This compares your monthly debt payments to your gross income. Lower is better. A DTI under roughly 43% is a commonly used guideline across loan programs, though the exact limit varies by lender and loan type, and some programs allow higher with strong compensating factors.

Job History: Lenders generally want to see steady employment, often around two years in the same field. If you’re a W-2 employee, some lenders only need a couple months of recent pay stubs — it varies by lender.

Credit Score: Your score reflects how you’ve managed credit over time, and it affects both your approval odds and your interest rate. Payment history, credit utilization, and account age all factor in — you can check your own report and score details at myfico.com.

Pre-Qualified vs. Pre-Approved

A pre-qualified buyer has had a surface-level conversation with a lender — nothing’s been verified yet. A pre-approved buyer has submitted real documentation — income, credit, assets — and the lender has verified it, issuing a conditional approval up to a certain loan amount.

In a competitive market, being pre-approved before you start shopping in Marble Falls can be the difference between getting the home and losing it to another offer.

Credit Isn’t Perfect? You Can Still Buy

Every buyer’s situation is different, and there’s usually a loan program that fits yours. If your credit isn’t ideal, your job history has a gap, or your down payment is smaller than you’d like, it doesn’t rule out buying — it just means you need the right loan program and the right preparation.

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Getting a Custom Plan, Not Generic Advice

I’m also a national real estate speaker and licensed instructor, teaching agents across the country the finer points of contracts, negotiation, and disclosures. When we sit down together, I’m not running you through a generic funnel — I take the time to understand your actual finances, your goals, and your timeline.

From there, I’ll point you toward lenders who work well with buyers in your situation, break down what you really need out-of-pocket beyond the down payment — inspections, appraisals, closing costs — and help you put together a competitive offer when you find the right home.

Here’s How to Move Forward

Start by talking to a lender and getting pre-approved, so you know your real buying power. From there, we build a home search that’s realistic and focused on what you actually want, instead of wasted weekends.

You don’t need 20% down to buy in Marble Falls. You need the right lender match and someone who can walk you through your options honestly.

Reach out and let’s talk about what buying in Marble Falls could look like for you.