Why a Strong Pre-Approval Matters in Central Texas
By Cat Totty | The Totty Team at Cardinal Financial
If you’re thinking about buying a home in Georgetown, Round Rock, Jarrell, Belton, Killeen, Temple, Salado, Waco, or Austin, one thing will make or break your experience before you ever write an offer: your pre-approval.
In Central Texas, homes don’t sit long — and sellers want confidence. A solid pre-approval isn’t just a box to check; it’s often the difference between getting accepted or getting passed over.
And here’s something most buyers don’t learn until it’s too late:
there’s a big difference between being “pre-qualified” and being truly pre-approved.
As a Central Texas recognized mortgage expert, Cat Totty— The Totty Team at Cardinal Financial — explains exactly why pre-approval matters.
Central Texas Is Fast — and Certainty Wins
Across this region, it’s common to see homes receive multiple offers shortly after hitting the market, especially in growing areas like Georgetown, Round Rock, and parts of Austin.
When sellers compare offers, they’re not just looking at price. They’re asking:
Is this buyer fully vetted?
Is the lender local and responsive?
How likely is this deal to actually close?
A strong pre-approval signals that your financing has already been reviewed — not guessed.
Local Taxes Can Change Your Real Budget
Texas doesn’t have state income tax, but property taxes vary widely by city, county, school district, and even neighborhood.
Two homes with the same sales price can have very different monthly payments depending on:
Tax rates
New construction vs. resale
MUD or PID assessments (common in newer developments)
Generic online calculators don’t reflect this well — and many basic pre-approvals miss it entirely. That can lead to surprises once you’re under contract.
A good pre-approval should be built around real Central Texas tax structures, not averages.
Insurance Isn’t the Same Across the Region
Home insurance is another area where buyers are often surprised.
Insurance costs can vary based on:
Roof age and materials
Property location
Replacement cost differences
Storm and hail exposure
That variation can shift a payment by $100 or more each month, which absolutely affects affordability. A thoughtful pre-approval takes realistic insurance estimates into account — not placeholders.
Competitive Offers Require More Than a Letter
In multiple-offer situations, sellers and listing agents look closely at the quality of the financing behind the offer.
A fully reviewed pre-approval means your lender has already looked at:
Income
Credit
Assets
Loan program eligibility
That level of review reduces last-minute issues and gives sellers confidence that the deal won’t fall apart.
A Pre-Approval Should Protect You, Too
A good pre-approval isn’t just about helping your offer look strong — it’s also about protecting you.
Buyers often underestimate:
Property taxes
HOA dues
Mortgage insurance
New construction assessments
A strong pre-approval gives you a clear picture of your true monthly payment, so you can shop confidently without worrying about surprises later.
Local Experience Matters in a Fast Market
Real estate in Central Texas moves quickly. Homes come on the market, agents schedule showings, and offers are written — sometimes all in the same day.
Working with a local lender means:
Faster updates to pre-approval letters
Real-time communication with your agent
Familiarity with Texas contracts and timelines
That speed and local knowledge can matter just as much as the numbers on the page.
Pre-Approval Helps Shape a Smarter Offer Strategy
In many cases, sellers may be open to:
Closing cost contributions
Rate buydowns
Other negotiated terms
Your pre-approval helps your agent and lender work together to structure an offer that makes sense — not just one that looks good on paper.
The Totty Team Approach to Pre-Approval
When I pre-approve a buyer, the goal is simple: clarity and confidence.
That often means:
Reviewing income and assets upfront
Accounting for local taxes and insurance
Exploring multiple loan options
Making sure the payment aligns with real-world costs
This approach helps buyers compete confidently and move forward without unnecessary stress.
Thinking about buying in Central Texas?
Whether you’re just starting to look or ready to make an offer, a strong pre-approval is one of the smartest first steps you can take.
If you’d like help getting prepared — or want a second look at an existing pre-approval — I’m happy to walk through it with you.
Cat Totty
The Totty Team | Cardinal Financial
