Life Stage · Texas
Upsizing — Growing Family in Texas
Outgrowing the starter home? Move up in Texas with a structured plan that protects your cash, credit, and closing date.
Common challenges we solve
- Coordinating the sale of the current home with the next purchase
- Qualifying for a higher loan amount with one income on leave
- Needing space for kids, in-laws, or remote work
- Avoiding PMI on the move-up home
What you get with Lumos
Bridge or recast financing so you buy before you sell
Doctor, attorney, and professional loan programs
Down payment structures designed to limit or avoid PMI
What's different in Texas
Many larger Texas homes are in newer master-planned communities with MUD or PID assessments on top of regular property taxes. Texas has no state income tax, but property tax rates are among the higher ones in the country, and newer subdivisions often add MUD or PID assessments — all of which count toward your monthly debt-to-income ratio.
Loan programs that typically fit
Frequently asked
- How much more home can we afford?
- We'll model your debt-to-income with the existing mortgage included so you know your true ceiling before you tour homes.
- Should we keep the old home as a rental?
- Often yes — we can use 75% of the projected rent toward qualifying for the new loan.
- Do we need a large down payment?
- Not necessarily — we can shop lender-paid PMI and piggyback structures. Down payment requirements vary by program — we'll show you your options.
