A young family relaxing together in the living room of their new home
Dawn Futch, mortgage loan originator

Dawn Futch

Mortgage Loan Originator

Licensed across Texas · NMLS #2090515

Home Loans · Refinance · Pre-Approval

A Texas home loan that fits
your life, not a template

Buying your first place, moving up, or refinancing the home you already love? I walk you through every step and match you with a loan built around your budget and your plans. Anywhere in Texas.

Licensed throughout Texas, from Houston and Dallas to El Paso and the Valley. Home base is Montgomery County, so Magnolia, Conroe, Montgomery, and The Woodlands are my backyard.

Start My Pre-Approval See Loan Programs
  • A written pre-approval before you shop
  • Plain answers, no pressure to commit
  • One point of contact from start to close
Dawn Futch, mortgage broker in Montgomery, TX

Dawn Futch

Mortgage Loan Originator · Licensed across Texas

Meet Dawn

A real person on your side of the table

A mortgage can feel like a maze of paperwork and fine print. My job is to make it make sense. I take time to understand where you are today and where you want to be, then lay your options out in plain language so the choice is yours to make with confidence.

You reach me directly, from your first question to the day you get the keys. No call-center runaround, no getting handed off to a queue. Ask anything, as many times as you need. That is how a big decision should feel.

Meet Dawn

Dawn has spent more than 15 years in banking and finance, and she puts all of it toward one thing: getting you into the right home loan without the stress. She is a Montgomery neighbor and a Texas A&M grad, and she is the kind of loan officer who actually picks up the phone.

Buying a home should feel exciting, and Dawn keeps it that way. She hunts down the lowest rate and closing costs she can find, stays on top of every detail, and keeps you smiling through the parts that usually stress people out. Warm, upbeat, and genuinely glad to help, she treats your loan like it is her own, because watching you get the keys is the best part of her day.

You work with me directly, start to finish
Plain-language answers to every question
Options laid out so you can choose with confidence
Steady updates so you are never left wondering
Loan Programs

Find the loan that fits your plan

Not sure which one is right? That is my job. Tell me about your situation and I will point you to the programs worth a closer look.

Home Purchase

Financing to buy a primary home, a second home, or an investment property. We match the loan to your down payment, your timeline, and your monthly comfort zone, then handle the paperwork through to the closing table.

Good fit if you have found a home, or you are close and want to be ready to make a strong offer.

Refinance

Replace your current mortgage with a new one to look at a different rate or term, shorten the years left, drop mortgage insurance, or pull equity out for a project. We run the real numbers so a refinance only happens when it actually saves you money or meets a goal.

Good fit if rates or your credit have moved since you bought, or you need cash from the equity you have built.

First-Time Buyer

Buying for the first time comes with a lot of new words and a lot of unknowns. I walk you through each step, point out programs and down-payment help built for first-time buyers, and keep the jargon out of it so nothing catches you off guard.

Good fit if you have never owned before and want someone to explain the whole path in plain English.

FHA Loan

A government-backed loan with flexible qualifying and a down payment as low as 3.5% for those who qualify. Because the FHA insures the loan, lenders can work with lower credit scores and higher debt levels than a conventional loan usually allows.

Good fit if your credit is still growing or your savings for a down payment are tight.

VA Loan

A loan backed by the Department of Veterans Affairs for eligible veterans, active-duty service members, and surviving spouses. For those who qualify it can mean no down payment, no monthly mortgage insurance, and competitive terms.

Good fit if you have qualifying military service and want to use the benefit you earned.

USDA Loan

A government-backed loan for eligible homes in many rural and suburban areas, including a number of communities on the edges of the Houston metro. It offers a path to ownership with little to no down payment when the property location and household income qualify.

Good fit if you are buying outside the city core and your income falls within program limits.

Conventional Loan

The most common loan type, not backed by a government agency, for buyers with steady income and solid credit. It offers flexible terms and a clear route to cancel mortgage insurance once you build about 20% equity, which government loans do not always allow.

Good fit if you have decent credit and want the most flexibility and long-term options.

Jumbo Loan

Financing above the conforming loan limit for higher-priced homes, which matters in parts of The Woodlands and Houston where prices run above the standard cap. Larger loans call for careful structuring and closer attention to the details.

Good fit if the home you want costs more than a standard conforming loan will cover.

Home Equity & HELOC

Tap the value you have built without touching your first mortgage rate. A home equity loan hands you a lump sum, and a HELOC works like a flexible line you draw on as you need it. Good for a remodel, tuition, paying off higher-interest debt, or just keeping cash on hand.

Good fit if you have equity in your home and a project or expense you would rather not put on a credit card.

Cash-Out Refinance

Refinance for more than you owe and take the difference in cash, all wrapped into one new loan. It can be a smart way to fund a big goal or consolidate debt when the new rate and terms make sense. I run the numbers both ways so you see the real trade-off before you decide.

Good fit if you have solid equity and a clear use for the cash, from renovations to paying down debt.

Down Payment Assistance

Texas has real programs that help cover your down payment and closing costs, and plenty of buyers never hear about them. I check which ones you qualify for, from statewide bond programs to grants, so the cash you need at closing is smaller than you expected.

Good fit if the down payment is the main thing standing between you and a home of your own.

Self-Employed & Bank Statement

When you run your own business, your tax returns do not always show your real income, and that can trip up a standard loan. Bank-statement and other flexible programs qualify you on the money that actually flows through your accounts.

Good fit if you are self-employed, a contractor, or a business owner who writes off a lot at tax time.

Investment & Rental Property

Financing for the next rental, a fix-and-hold, or a second home. Some programs qualify you on the property income itself instead of your personal debt-to-income, which keeps your options open as you build a portfolio.

Good fit if you are buying to rent or invest, whether it is your first property or your fifth.

Renovation & Construction

Buy a home that needs work and roll the repairs into one loan, or finance a build from the ground up. Renovation and construction loans fund the project on a schedule, so you are not juggling a separate line of credit on the side.

Good fit if you are eyeing a fixer-upper, planning a big remodel, or building new.

Pre-Approval

A written review of your income, credit, and assets that shows what you can realistically borrow. It tells you your true budget before you shop and shows sellers your offer is serious, which carries weight in a competitive market.

Good fit for anyone thinking about buying. This is the right first step, and it costs nothing.

Ask Dawn which program fits
Areas Served

Home loans across all of Texas

I am licensed for the whole state, and I live and work in Montgomery County. Prices, taxes, and the programs you can use shift from one community to the next, sometimes from one street to the next. Whether your address is twenty minutes from my office or eight hours away, the questions I ask are the same, and the answers are what save you money.

Licensed statewide, not just locally

My license covers Texas, so a buyer in El Paso, a refinance in Amarillo, and a first home in Corpus Christi are all fair game. Loan programs, appraisals, and title work run on the same rules across the state. What changes is the local market, and that part I ask about instead of assuming.

A market with a lot of range

Montgomery County alone covers everything from Magnolia and Conroe to the master-planned neighborhoods around The Woodlands, and prices swing hard from one to the next. A newer build in Woodforest, an older home on an acre outside Magnolia, and a townhome near Conroe can each call for a different loan. Same story statewide. Knowing that range up front helps you shop in the right price band from day one.

Lake Conroe and acreage homes are their own thing

Waterfront homes on Lake Conroe, weekend places, and lots with a few acres do not finance quite like a standard subdivision house. Property type, land, and use can change which programs fit and how the appraisal comes together. Communities like Lake Windcrest and Thousand Oaks add their own wrinkles. I sort that out before it becomes a surprise.

Texas property taxes belong in the math

Texas has no state income tax, but property taxes here run higher than in many states, and they land right in your monthly payment. Rates vary a lot by county and district. A homestead exemption on your primary residence can lower the taxable value. I factor real tax estimates for your specific address into your numbers so the payment you plan around is the payment you actually get.

Some areas open up more programs

Plenty of Texas sits inside USDA-eligible zones once you get past the suburbs, which can mean little to no money down. First-time buyer help and down-payment assistance programs vary by city, county, and sometimes by school district. I check what your specific address and situation qualify for.

Where I lend

Every county in Texas

Home base

MagnoliaConroeMontgomeryLake ConroeLake WindcrestWoodforestThousand OaksWillisThe WoodlandsTomballSpringHouston

And across the state

Dallas–Fort WorthAustinSan AntonioEl PasoCorpus ChristiLubbockAmarilloWacoTylerRio Grande Valley

Your town does not need to be on this list. If the property is in Texas, I can help.

Check what fits your area
Run Your Numbers

See the payment before you fall in love

Two quick tools. One works out the monthly payment on a price you have in mind. The other works backward from your income to a price range. Both are estimates to help you plan, not a loan offer. When you want real numbers, call me and we will run them together.

Your numbers

Varies a lot by county and district in Texas.

Windstorm coverage runs higher near the coast.

Your numbers

Car notes, student loans, credit card minimums, child support. Not groceries or utilities.

Lenders often work in the low-to-mid 40s, and some programs stretch further. Sitting lower leaves you more breathing room every month.

These are estimates for planning only. Results are not a loan offer, a quote, a pre-approval, a rate lock, or a commitment to lend, and no rate or term shown here is guaranteed. Figures assume a fixed-rate loan and do not account for closing costs, prepaid items, flood or windstorm coverage, special assessments, or program-specific fees. Property tax and insurance figures are general estimates that you can and should adjust. Actual terms depend on a full application, credit review, income and asset verification, appraisal, and program guidelines. Not all applicants will qualify.

Questions & Answers

Straight answers to common questions

No. Different programs have different requirements, and some are built for buyers who are still building their credit. Tell me where you stand and I will give you an honest read on what is realistic right now and how to strengthen your position.

It depends on the loan. Some programs allow little or nothing down for those who qualify, such as VA and USDA. Others ask for more. We look at your savings and your goals together and find the option that fits.

A pre-approval is a written review of your income, credit, and assets that shows what you can realistically borrow. It tells you your true budget before you shop, and it shows sellers your offer is serious. It is the smart first step.

First we get you pre-approved. Then you shop with a clear budget. Once you are under contract, we complete a full loan review, order the paperwork, and head to closing. I keep you posted at every stage so nothing feels like a mystery.

Usually recent pay stubs, W-2s or tax returns, bank statements, and a photo ID. Self-employed buyers may need a bit more. I send a clear checklist up front so you are never guessing what comes next.

Only if it helps you. We compare your current loan against the available options and factor in how long you plan to stay in the home. If a refinance would not save you money or meet a specific goal, I will say so.

Timelines depend on the loan type and how quickly the paperwork comes together. Many home purchases close within a few weeks. Once I see your situation, I can give you a realistic estimate to plan around.

I am licensed for the entire state of Texas, so if the property is in Texas, I can help with it. I live and work in Montgomery County, which means Magnolia, Conroe, Montgomery, Lake Conroe, Willis, The Woodlands, Tomball, Spring, and Greater Houston are the areas I know street by street. Everywhere else in the state, the loan works the same way. I just ask more questions about the local market.

Texas has no state income tax, but property taxes here run higher than in many states, and they get folded into your monthly payment. That can move your budget more than buyers expect. A homestead exemption on your primary home can lower the taxable value. I build a real local tax estimate into your numbers so nothing surprises you later.

Sometimes, yes. VA loans offer no down payment for those who qualify. A lot of Texas falls inside USDA-eligible zones once you get past the suburbs, which can also mean little to nothing down. First-time buyer and down-payment assistance programs vary by city and county, so I check what your specific address and situation qualify for.

Reach out and I will walk you through how loan pricing works for your specific scenario, step by step, before you commit to anything. There is no cost to ask questions or get pre-approved.

Get In Touch

Ready when you are

Send a few details and I will reach out to talk through your options. No cost to ask, no pressure to move forward. Whether you are months from buying or ready this week, this is a good place to start.

Serving

All of Texas

Home base is Magnolia, Conroe, Montgomery County, and Greater Houston. If the property is in Texas, ask me about it.

Equal Housing Opportunity. Every applicant is welcome and every applicant is treated fairly, without regard to race, color, religion, national origin, sex, disability, or familial status.

Thanks, message sent

I will get back to you shortly. If it is urgent, a phone call is always welcome.

I read every message personally and reply as soon as I can.