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 shop your loan across a range of lenders instead of selling you one bank's product, then walk you through every step. 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 Application See Loan Programs
  • A written pre-approval before you shop
  • Plain answers, no pressure to commit
  • One point of contact from start to close

5.0 out of 5

21 Google reviews from clients and the professional partners who have worked with Dawn.

“She conducts her business with enthusiasm and conviction for her customer’s satisfaction. Her attention to detail lets me know that she is an intuitive listener.”
DeWita K.
“It was like a huge team working for our benefit, and I can’t recommend her highly enough.”
Skye C.
“It was a pleasure to work with Dawn and we’re forever grateful for her help in finding our home.”
Sharee G.
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Ready when you are

Three ways to get started. None of them take long.

Call and you get Dawn, not a call center. Start the application online and it takes about ten minutes. Or send a note below and she will get back to you the same business day.

Call (713) 397-8198 Start My Application Send Dawn a note
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 spent 20 years in banking, finance, and lending before she ever wrote a mortgage. Most of that time was in investment and wealth management at Merrill Lynch, Raymond James, and RBC Wealth Management, looking after money that families had spent their whole lives building. She brings that same care to the loan that buys the house.

So why mortgages? Portfolios are numbers on a statement. A home is a family's next chapter, and Dawn wanted to be there for it in person. She is a Montgomery neighbor, a Texas A&M grad, a mom of five, and a proud grandmother, and she is the kind of loan officer who actually picks up the phone.

Dawn brings patience, perspective, and a steady hand to a process that can sometimes feel overwhelming. She takes the time to explain your options in plain English, answer your questions, and make sure you never feel like you're navigating the mortgage process alone.

Buying a home should feel exciting, and Dawn keeps it that way. She lays your options out side by side, walks you through what each one actually costs over the life of the loan, and says so plainly when a program is not the right fit for you. No pushing. She stays on top of the details so nothing catches you off guard at closing, and she is genuinely glad to be there the day you get the keys.

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
How It Works

Five steps, one person the whole way

The path from the first call to the keys. No step is a mystery, and the same person answers the phone at every one of them.

  1. Step 1: A conversation

    Tell me what you are trying to do. We go over your income, credit, savings, and timeline, and you get an honest read on what is realistic right now.

  2. Step 2: Pre-approval

    A written review of your income, credit, and assets that shows your true budget before you shop and tells sellers your offer is serious. I send the document checklist up front so you are never guessing.

    See the checklist

  3. Step 3: Your loan gets shopped

    Your file goes across a range of lenders and programs, and the one that actually fits your situation wins. Same paperwork on your end, more options behind it.

  4. Step 4: Under contract

    Full loan review, paperwork ordered, and you hear from me at every stage so nothing feels like a mystery.

  5. Step 5: Closing, and after

    We close, you get the keys, and you still have one number to call with questions later.

Start with the conversation
Loan Programs

Find the loan that fits your plan

A bank offers you its own products. Because I work as a broker, these programs get shopped across a range of lenders, so the one that actually fits your situation is the one you hear about. Not sure which is right? That is my job. Tell me where you stand and I will point you to the ones 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.

The VA confirms you qualify through a document called the Certificate of Eligibility, which also shows the entitlement available to you. Dawn can usually obtain your Certificate of Eligibility (COE) directly, although additional documentation may be needed in some cases.

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 follow the same statewide framework, though the details can differ depending on the property, the program, and what is happening locally. That last 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

Three quick tools. One works out the monthly payment on a price you have in mind. One works backward from your income to a price range. One compares what you are paying in rent with what owning would cost over the years you plan to stay. All three use the same assumptions, and every result says what it includes. They 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

Mortgage insurance applies under 20% down. You can ask to cancel it once the loan is paid down to 80% of the original value, subject to conditions like a current payment history, and it ends automatically at the scheduled 78% point. The estimates carry it to 78%.

FHA adds an upfront premium of 1.75% of the loan, financed in, plus an annual premium on the balance.

VA loans carry no monthly mortgage insurance. A one-time funding fee is financed into the loan unless you are exempt.

Of the loan. Typically somewhere between 0.3% and 1.5% depending on credit and down payment. Set it to 0 if it will not apply.

0.55% is the common rate on a 30-year loan with a small down payment. It runs for the life of the loan under 10% down, 11 years otherwise.

2.15% for a first VA purchase with nothing down; 3.3% on a later use; lower with 5% or 10% down.

Of the home's value, per year. Montgomery County homes commonly land near 1.8% to 2.4% depending on the school district and MUD.

Taxing districts differ, so a real number from the appraisal district or a listing beats any rate. When you enter one, it replaces the rate and exemption math above.

The rate above already reflects a typical homestead bill. Only a few situations take the bill to zero; most exemptions lower it.

Texas takes another $60,000 off the value for school taxes only, and freezes the school portion. The estimate applies it to the school share of the rate, about half the bill in Montgomery County, not to the whole rate.

Texas exempts the residence homestead entirely for: a veteran rated 100% disabled or individually unemployable; the surviving spouse of one; the surviving spouse of a service member killed in action; the surviving spouse of a first responder killed in the line of duty. The estimate sets property tax to zero. The county appraisal district handles the application.

Only some neighborhoods have one. Leave it at zero if yours does not.

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.

Same assumptions as the payment calculator, so the two agree.

Mortgage insurance applies under 20% down. You can ask to cancel it once the loan is paid down to 80% of the original value, subject to conditions like a current payment history, and it ends automatically at the scheduled 78% point. The estimates carry it to 78%.

FHA adds an upfront premium of 1.75% of the loan, financed in, plus an annual premium on the balance.

VA loans carry no monthly mortgage insurance. A one-time funding fee is financed into the loan unless you are exempt.

Of the loan. Typically somewhere between 0.3% and 1.5% depending on credit and down payment. Set it to 0 if it will not apply.

0.55% is the common rate on a 30-year loan with a small down payment. It runs for the life of the loan under 10% down, 11 years otherwise.

2.15% for a first VA purchase with nothing down; 3.3% on a later use; lower with 5% or 10% down.

Of the home's value, per year. Montgomery County homes commonly land near 1.8% to 2.4% depending on the school district and MUD.

Taxing districts differ, so a real number from the appraisal district or a listing beats any rate. When you enter one, it replaces the rate and exemption math above.

The rate above already reflects a typical homestead bill. Only a few situations take the bill to zero; most exemptions lower it.

Texas takes another $60,000 off the value for school taxes only, and freezes the school portion. The estimate applies it to the school share of the rate, about half the bill in Montgomery County, not to the whole rate.

Texas exempts the residence homestead entirely for: a veteran rated 100% disabled or individually unemployable; the surviving spouse of one; the surviving spouse of a service member killed in action; the surviving spouse of a first responder killed in the line of duty. The estimate sets property tax to zero. The county appraisal district handles the application.

Only some neighborhoods have one. Leave it at zero if yours does not.

Your numbers

Buying carries costs at both ends, so how long you stay matters more than almost anything else here.

Loan type, taxes, insurance, HOA and mortgage insurance are the same figures the other two calculators use.

An assumption, not a promise. Values go down too; try 0 to see the picture without any growth.

Of the price. Varies with the loan and the lender.

Of the sale price. Agent commissions, title and the rest.

Mortgage insurance applies under 20% down. You can ask to cancel it once the loan is paid down to 80% of the original value, subject to conditions like a current payment history, and it ends automatically at the scheduled 78% point. The estimates carry it to 78%.

FHA adds an upfront premium of 1.75% of the loan, financed in, plus an annual premium on the balance.

VA loans carry no monthly mortgage insurance. A one-time funding fee is financed into the loan unless you are exempt.

Of the loan. Typically somewhere between 0.3% and 1.5% depending on credit and down payment. Set it to 0 if it will not apply.

0.55% is the common rate on a 30-year loan with a small down payment. It runs for the life of the loan under 10% down, 11 years otherwise.

2.15% for a first VA purchase with nothing down; 3.3% on a later use; lower with 5% or 10% down.

Of the home's value, per year. Montgomery County homes commonly land near 1.8% to 2.4% depending on the school district and MUD.

Taxing districts differ, so a real number from the appraisal district or a listing beats any rate. When you enter one, it replaces the rate and exemption math above.

The rate above already reflects a typical homestead bill. Only a few situations take the bill to zero; most exemptions lower it.

Texas takes another $60,000 off the value for school taxes only, and freezes the school portion. The estimate applies it to the school share of the rate, about half the bill in Montgomery County, not to the whole rate.

Texas exempts the residence homestead entirely for: a veteran rated 100% disabled or individually unemployable; the surviving spouse of one; the surviving spouse of a service member killed in action; the surviving spouse of a first responder killed in the line of duty. The estimate sets property tax to zero. The county appraisal district handles the application.

Only some neighborhoods have one. Leave it at zero if yours does not.

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, insurance, HOA and mortgage insurance figures are general estimates that you can and should adjust, and the three tools share them so they agree with each other. The rent-or-buy comparison also assumes rent increases, home value changes, and buying and selling costs that are yours to set; a home can lose value, and the comparison leaves out income-tax effects and what a down payment could have earned elsewhere. 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

A bank has one set of loan products to sell you, so their answer is the only answer you get. Working through a mortgage broker means your file gets shopped across a range of lenders and programs, and the one that actually fits your situation wins. Same paperwork on your end, more options behind it.

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.

Want to follow the market yourself? Dawn reads Mortgage News Daily every morning for rate movement and commentary. It is an independent industry publication, not affiliated with Mortgages by Dawn, and nothing there is a quote or an offer on your loan. For what today actually means for your situation, ask Dawn directly.

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.

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Market Notes

Know what rates are doing before you need to

Dawn reads the mortgage market every morning so you don’t have to. A short note now and then on what moved, what it means for a Texas buyer, and when it is worth a second look at your loan. No sales pitch, and you can leave any time.

Your address stays with Dawn. It is never sold or shared, and every note has a one-click way out.

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