Rate-and-term, cash-out and debt consolidation. We model the break-even honestly, and when the answer is that you should leave your loan alone, we will say so.
How long until the savings exceed the cost. If you will move before the break-even point, refinancing loses you money no matter how much lower the rate looks. We put that number in front of you first, before anything else.
Texas has constitutional restrictions on cash-out refinancing of a homestead that do not exist in most states — including limits on how much equity you can access and how often you can do it. This is where working with a Texas lender matters more than the rate.
Rolling consumer debt into a mortgage lowers the payment and lengthens the term. Sometimes that is exactly right. Sometimes it turns a three-year problem into a thirty-year one. We will show you the total interest either way.