The Money Most Buyers Leave on the Closing Table
Most Houston buyers hire a real estate agent on one side of the deal and a mortgage broker on the other. Two firms, two paychecks, two profit margins. The buyer pays for both, even when the bundle could have come back to them.
I handle both sides. I'm your licensed real estate agent and your licensed mortgage loan originator. One person on both contracts. When the same licensee handles the home and the loan, the savings get redirected back to you as a credit at closing.
The credit appears on your Closing Disclosure as two clean line items. A lender credit on the loan side. A commission credit on the real estate side. Both legal in Texas. Both real money.
The bottom line: Same home. Same loan. Same closing. Up to $7,500 more in your pocket because you used one team instead of two.
The Math at $300K, $500K, and $750K
The bundle credit is a percentage of your purchase price, capped at $7,500. Here is what it looks like across three Houston price points. P&I assumes 6.50% on a 30-year fixed with 5% down.
| Purchase Price |
Bundle Credit |
What the Credit Covers |
| $300,000 |
$2,250 |
Most of your closing costs at this price point |
| $500,000 |
$3,750 |
Title, lender fees, and prepaids |
| $750,000 |
$7,500 |
Capped at $7,500. Covers most fees and a chunk of escrow setup |
Bundle credit equals 0.75% of purchase price, capped at $7,500. Subject to lender pricing, loan program, and your specific transaction. Final amount confirmed in your loan estimate before you sign.
At $300K and $500K, the credit covers most of your out-of-pocket closing costs. At $750K and above, the cap kicks in but you still walk in with $7,500 less to bring to the table.
Who This Is Built For
The bundle works for any Houston buyer. It works especially well for these five.
- First-time buyers. At $300K to $400K, the bundle credit covers most of your closing costs. You walk in with thousands less to save up.
- Doctors, residents, and TMC professionals. Stack the bundle on top of a physician loan with low or zero down. The credit gets redirected straight to closing costs that physician loans typically still leave on you.
- New construction buyers. Builders already offer their own incentives. The bundle credit is on top, structured so you don't lose the builder credit. Up to two layers of savings on the same purchase.
- Move-up buyers in Bellaire, Memorial, West U, and the Heights. At $500K to $750K, the bundle credit hits the cap and pays for almost every fee on the closing statement.
- Investors. Conventional or DSCR. The credit at closing trims your cash-to-close on every deal you put under contract with us.
Frequently Asked Questions
Is this legal in Texas?
Yes. Texas permits both lender credits and real estate commission rebates. The credit gets disclosed on the Closing Disclosure and the settlement statement. Nothing is off-book. Nothing is undisclosed.
How does the credit show up?
Two clean lines on the Closing Disclosure. The lender credit appears in section J as a credit against your closing costs. The commission credit appears as a seller-paid or buyer-paid commission adjustment depending on how the contract is structured. Your title company sees it. Your underwriter sees it. Your accountant sees it.
Do I have to use you for both the home and the loan?
For the full bundle credit, yes. The credit exists because one licensee is handling both sides of the transaction, which is what makes the savings possible to redirect back to you. If you only want the loan or only want the agent, I still work with you. The bundle credit just doesn't apply.
Can I combine this with seller credits or builder incentives?
In most cases yes. We structure the file so the bundle credit, seller credits, and any builder incentive stack without running afoul of agency or program guidelines. Talk to us about your specific deal. We will tell you exactly what is possible before you write the offer.
What loan programs qualify?
Conventional, FHA, VA, jumbo, USDA, physician, bank statement, and DSCR investor loans. The bundle credit applies across the board. Loan-program-specific limits on lender credits are respected automatically.
What if rates drop after I lock?
If rates move materially in your favor between lock and closing, we re-look. Ben writes a relock or float-down request when it makes sense. The bundle credit applies either way.
Is the credit capped?
Yes. The combined bundle credit caps at $7,500 per transaction. Above $1M purchase price, you still receive the $7,500 maximum. Below $300K, the credit is calculated at 0.75% of price.
What if I already have an agent?
Then the bundle does not apply. The bundle is for buyers who haven't hired representation yet. If you have already signed a buyer representation agreement with another agent, we can still do the loan, you just can't claim the commission-side portion of the credit.
Ben Helstein | Texas Real Estate License + NMLS# 1577314 | InSync Homes & Loans | Company NMLS# 1829321 | Equal Housing Opportunity. Bundle credit is subject to lender pricing, loan program guidelines, and your specific transaction. Examples shown are illustrative; final credit amounts are confirmed in writing on your Loan Estimate and Closing Disclosure before you sign.