Top Mistakes Central Texas Homebuyers Make (And How to Avoid Them)
By Cat Totty | The Totty Team at Cardinal Financial
Buying a home in Central Texas is exciting — but it’s also where I see buyers make some of the most avoidable (and expensive) mistakes.
From Georgetown and Round Rock to Jarrell, Belton, Killeen, Temple, Salado, Waco, and Austin, each community comes with its own rules, costs, and nuances. What works in one area may not work in another, and assuming everything is “the same across Texas” often leads to surprises.
Here are the most common mistakes I see Central Texas homebuyers make — and how to avoid them.
Mistake #1: Not Reviewing Property Taxes by Community
Property taxes are one of the largest components of a monthly mortgage payment in Texas, and they vary significantly by location.
Two homes with the same purchase price can have very different payments depending on:
City and county tax rates
School districts
New construction vs resale
MUD or PID assessments in newer communities
Many buyers rely on online estimates or assume neighboring cities have similar taxes. In Central Texas, that’s rarely true.
Why it matters:
Unexpected property taxes can increase your monthly payment by hundreds of dollars.
How to avoid it:
Work with a mortgage lender who reviews actual tax rates by community, not generic statewide averages, before you make an offer.
Mistake #2: Underestimating Homeowners Insurance Costs
Insurance costs in Central Texas are not one-size-fits-all.
Premiums can vary based on:
Roof age and materials
Property location
Storm and hail exposure
Replacement cost requirements
Buyers are often surprised when insurance quotes come in much higher than expected, especially on older homes or properties in higher-risk weather areas.
Why it matters:
Insurance directly impacts affordability and loan qualification.
How to avoid it:
A strong pre-approval should include realistic insurance estimates, not placeholders.
Mistake #3: Assuming All Mortgage Lenders Understand Texas Law
Not all mortgage lenders understand Texas-specific lending rules, and that can create serious issues.
Texas is a community property state, which means that in many cases, both spouses’ debts may be considered in the mortgage approval process — even if only one spouse is on the loan.
In addition to community property laws, Texas-specific knowledge affects:
Contract timelines
Property tax treatment
Title company coordination
Appraisal expectations
Why it matters:
A lender unfamiliar with Texas law may miscalculate debt ratios, structure the loan incorrectly, or create last-minute surprises that delay or jeopardize closing.
How to avoid it:
Work with a Texas-based mortgage loan originator who understands Central Texas markets and community property laws — not just someone who can quote a rate.
Mistake #4: Focusing Only on Purchase Price Instead of Monthly Payment
Many buyers focus on the purchase price and overlook how taxes, insurance, and HOA dues affect the monthly payment.
In Central Texas, two similarly priced homes can have very different monthly costs based on:
Property taxes
Insurance premiums
HOA fees
Why it matters:
Your monthly payment impacts your lifestyle far more than the purchase price.
How to avoid it:
Review the full payment breakdown early — and revisit it as you compare homes.
Mistake #5: Waiting Too Long to Talk to a Mortgage Expert
Some buyers wait until they’ve found a home to speak with a lender, which limits options and creates unnecessary pressure.
Talking to a mortgage expert early allows you to:
Understand your true buying power
Prepare for taxes and insurance
Strengthen your offer
Move quickly in competitive situations
How to avoid it:
Start the conversation early — even if buying is months away.
Why Local Expertise Matters in Central Texas
Central Texas isn’t one market — it’s many distinct communities.
A local mortgage expert understands:
Community-specific tax districts
Regional insurance considerations
Texas lending laws and timelines
How to structure loans correctly from the start
That local knowledge helps buyers avoid surprises and move forward with confidence.
How The Totty Team Helps Central Texas Homebuyers
At The Totty Team at Cardinal Financial, we help buyers avoid costly mistakes through education, transparency, and deep local knowledge.
We help by:
Reviewing property taxes by community
Accounting for realistic insurance costs
Explaining Texas community property rules
Building a mortgage plan that fits your lifestyle
Supporting you from pre-approval through closing
Whether you’re a first-time buyer or a seasoned homeowner, having the right guidance matters.
Buying in Central Texas? Let’s Talk.
If you’re buying in Georgetown, Round Rock, Jarrell, Belton, Killeen, Temple, Salado, Waco, or Austin, I’d love to help you navigate the process with clarity and confidence.
Cat Totty
The Totty Team | Cardinal Financial
Because avoiding mistakes upfront makes homeownership far more enjoyable.
