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Bill Rapp, Mortgage Originator: NMLS 228246
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What People Are Saying:
Excellent Service
Bill is an exceptional loan officer. He helped us to purchase our home with very personal and professional service. He helped us navigate the whole process from start to closing without any problems. We didn't think we're qualified to purchase a house, but Bill went above and beyond to find a way to help us achieve our goal. He always responded very quickly with our requests, he would come back with different options with comparison chart to clearly indicate how much we need for down payment, monthly payments, interest rates, closing costs etc.
We would highly recommend Bill to anyone in need of lending services. In fact, we have already recommended Bill to one of our friends on purchasing a house.
--- David Chan - Houston, TX
Bank Statement Lending!
William Rapp of Network Funding, L. P. was very professional and I felt comfortable in dealing with him. I will definitely recommend him to family and friends.
--- Ian F - Missouri City, TX
Professionalism - Expert In Home Style Loan
Bill is an expert in the topic, his explanations and online material make a difference and he is always there from the beginning to the end. He is committed to make thing happen.
--- Felipe Caldern & Carolina Angel Gutierrez
Great Service!
Bill Rapp's handling of our loan (even though out of state) was unparalleled to any service I have been through prior, including 3 different real estate transactions and multiple refinances. Extremely quick close, with great options and flexibility for my families needs. All around A+
--- Chris & Beth Sheehan - San Jose, CA
Knowledgeable and Responsive!
Bill was a pleasure to work with and he made the loan process fairly easy. He answered all questions I had very quickly and was straight forward in doing it. I would recommend Bill to others.
--- Wes Brady - Richmond, TX
Very professional and always returned our calls!
Bill takes a lot of pride in his job and is very dependable. They were very patient and understanding. He went out of his way and explained all my questions and concerns. They were very professional and returned my phone calls and emails. He did a great job and I fully recommend him.
--- Therese, Malcom & Shirley Teixeira - Katy, TX
Great Job!
Bill helped us out from beginning to end of loan process. The loan closed in a timely manner as Bill worked hard with bank to get our to the final steps.
--- Kamal & Theresa Wilson - Hartford, CT
Avid Problem-Solver and Absolute Pleasure to Work With!
Bill Rapp worked very hard to ensure that we closed our loan and were able to move into our new home. He always had alternatives to any problems we encountered while closing. He worked with us from the beginning identifying solutions to any problems that we were having. He was an absolute pleasure to work with!
--- Nikita Rayani & Sanit Tejani - Houston, TX
Awesome to work with!
Being a first-time buyer I came in with lots of questions and concerns. Bill was always available for any questions I had and answered everything to my satisfaction. Bill made the loan process so painless that I could still concentrate on other things. We ended up closing early which made things even better. If you are in need of a lender and want someone who is very approachable and stays on top of your loan then Bill is your guy.
--- Cesar Raya - Richmond, TX
Loan Declined by my bank, and he saved the day!
Bill, did an amazing job helping me close on my house. He took the reigns and reassured me the best route to take to help close. He was accountable, thorough and trustworthy. I will continue to work with Network Funding, L.P. when it comes to home buying in the future because of the quality of service Bill gave.
--- Jacob Smith - Boerne, TX
Bill Rapp Will Definitely Make It Happen!
Bill is the most kind, patient and helpful person I have ever known. He answers his phone calls and emails promptly. You can ask him a million questions, and he will answer each and every one of them. Before I started working with Bill, I had been turned down for a home loan, because of some past credit issues I had, plus I was a single mother. However, once I started working with Bill, he was able to quickly get me a home loan, with a good interest rate. I would recommend that you call him, as he will help you.
--- Corinne Wilson - Roselle, NJ
Knowledgeable, Honest, Trustworthy, and Reliable!
"I will definitely keep you in mind. If anyone I know needs financing, I will send them your way!"
--- Jon & Andrea Saleem, CRPC Financial Advisor - Houston, TX
Best Dam Mortgage Guy a man could know!
"Hands down the best loan experience to date!"
--- Gabe & Chelsea Jackson - Pearland, TX
Phenomenal, Hard Working and Never Quits!
Had a stupid foreclosure that could have been avoided if ex’s attny would have sent my buy out offer. So Bill was able to push this through with a 4 year foreclosure. He worked his butt off, was very diligent with his communication; and was very professional talking to me even when I was screaming and/or crying at him. Highly recommend this lender. He really go to the ends of the earth to help you!
--- Liz Keeter - Harlingen, TX
Exceptional customer service!
Bill is the most kind, patient and helpful person I have ever known. He answers his phone calls and emails promptly. You can ask him a million questions, and he will answer each and every one of them. Before I started working with Bill, I had been turned down for a home loan, because of some past credit issues I had, plus I was a single mother. However, once I started working with Bill, he was able to quickly get me a home loan, with a good interest rate. I would recommend that you call him, as he will help you.
--- Isha Lopez & Mauricio Garcia - Houston, TX
Service with a capitol S
Bill went above and beyond at every turn. He worked late on Saturday, he worked late all the time. We wanted to close ASAP and he really helped make it happen for us.
--- Jeff & Wendy Heger - Houston, TX
Best Buying Experience!
I would would highly recommend going with Network Funding LP. As a first time home buyer I didn't know what to expect. Bill Rapp was very helpful in answering all my questions and guided me through all ghe steps. I couldn't have asked for a better buying experience!
--- Tabitha Turner - Humble, TX
Would recommend him and use him again!
Very involved and professional . Kept me informed and up to date on everything that was going on Went with me closing and was very helpful and knowledgeable.
--- Kathy Ward - Houston, TX
Great experience!
Well I meet bill back in December 2016 he got recommended by my real estate agent we had a house in sight and started the process to get approved but we fail due to my work history and credit bill told me not to give up and put me in contact with a credit repair company they help me bring my score up and bill walk me thru the process of getting a new line so this time around we got approved before looking for our house after we found it we still had a couple of hick up but with bills help on Sunday 6-18-17 to be exact Father's Day bill called me to give me the great news that we had got approved and the closing date was as scheduled bill was more than just a lender to my family he became a friend and I'm alway going to have him in mind for any other financial situation.
--- Alejandres Felimon - Richmond, TX
I really liked his attitude!
I wouldn't usually say this but the way he had handled my mortgage was really pleasant. I personally enjoyed the time spent with him while we discussed feasible rates. He's a great man with a great personality and he offered really low interests as well. Definitely recommend him to others.
--- Tom Troiano - Atlantic City, NJ
He's nothing short of a miracle!
I'm a self-employed businessman and had him figure out the mortgage of the house after 30% down payment. The interest rates I received were incredibly low given what I had thought of earlier. One other important thing to note was that I hadn't really taken any loans earlier, so I had no credit history. He helped me out with all that as well so I can't really call him anything else but a miracle.
--- Fran Suarez - Cleveland, OH
He's really helpful!
I made a bid to him and the very same day he gave me an offer which I couldn't resist. It was too intimidating with those incredibly low interest rates and all, thoroughly recommend him.
--- Kenny Mickle - Houston, TX
Expeditious!
Bill was very expeditious and made it real easy going through the loan process. I felt he was on top of things.
I deal with investment properties and will more than likely call on him again.
--- Wayne King - Pensacola, FL
Bill was great!
Bill made us feel like a friend all the way thru the process. He was patient and explained everything he needed clearly. He was available ANYTIME we had questions or needed more information. Hopefully we won’t go thru this process again anytime soon, but if we do - we’d choose Bill! =)
--- Barbra & Nick Grimmer - Austin, TX
Great broker!
Bill was a great broker to work with. As first time home buyers we had many questions about the process, Bill took the time to help us even calling us back on weekends with answers. I would not hesitate to recommend him to anyone looking for a broker to work with.
--- Murray & Lisa Turner - Pensacola, FL
Outstanding service!
I couldn't have been more pleased with Bill's level of service. He made what is typically a lengthy, arduous process far quicker and easier at every turn. I'm extremely comfortable recommending Bill to friends and family, and will definitely utilize his services again!
--- Jim Lipari - Austin, TX
Renovation Mortgage Specialist
Two little-known home renovation mortgage programs offer solutions for buyers and homeowners who want to renovate.
Fannie Mae and the Federal Housing Administration have home renovation mortgage programs that allow buyers to borrow based on what the house is expected to be worth after the home rehab is completed. Homeowners can also use both programs to refinance their existing mortgage plus the renovation costs into one loan.
FHA's 203(k) program and Fannie's HomeStyle Renovation Mortgage have been around for years. In the old days -- when most borrowers could easily get second mortgages or generous credit lines to pay for renovations -- these loans weren't as appealing as they are today.
Home renovation loans are in Demand !
"A couple years ago, there wasn't as much demand for these loans," says Bill Rapp, a senior loan originator with Network Funding in Houston, who specializes in renovation mortgages. Demand surged in the aftermath of the housing crisis, when borrowers saw them as a way to buy and renovate distressed properties.
How it works Unlike credit lines, these renovation loans require borrowers to show that the money was spent on the house. In the standard FHA 203(k) program, the borrower hires a consultant to assess the construction plan and to perform an inspection before each draw is made. A "draw" happens when a portion of the money is disbursed to the contractor. Borrowers have up to six months to finish the project and are allowed up to five draws. The HomeStyle program does not require a consultant to monitor the work, only an initial and final inspection.
Great for foreclosure hunters !
While rehab loans involve more work than traditional mortgages, they can be a great tool for those who want to buy discounted homes that need repair.
Bill Rapp says he helped a couple who bought a foreclosed house in Houston, TX for $26,000 and borrowed $136,000 to renovate the property. An appraisal estimated the home would be worth about $135,000 after the work was completed. The couple was able to take out an FHA 203(k) mortgage totaling $144,000, which covered the price of the house, renovations, and loan costs, minus a down payment.
But how do you know which loan is best? It depends on the situation.
203(k) vs. HomeStyle .
Those who don't have great credit should probably opt for an FHA 203(k). Most Fannie Mae HomeStyle lenders require a credit score above 660. To get the best rate on a HomeStyle mortgage, borrowers need to have a minimum 740 credit score, Bill Rapp says.
"If you have a 740 score and 10 percent down, a HomeStyle is definitely cheaper," she says. That's because FHA mortgages carry higher mortgage insurance premiums for borrowers who put the least amount down. FHA 203(k) home renovation mortgages have an upfront fee that is rolled into the loan amount. Less-than-stellar credit For borrowers with credit scores lower than 740, it's best to compare estimates, Bill Rapp says.
FHA does not set a minimum score requirement for 203(k) loans, but many lenders require a score of 640 or greater. There are a few exceptions, and some lenders accept scores as low as 580, Bill Rapp says.
Under the FHA's 203(k) program, borrowers can get a mortgage with a down payment as little as 3.5 percent. HomeStyle requires a minimum 5 percent down payment.
The FHA 203(k) program is available only for owner-occupants. The HomeStyle program allows investors.
How much do you need?
Another key factor a borrower should consider when deciding whether to go with a 203(k) or a HomeStyle home renovation mortgage is the size of the loan.
The 203(k) rehab mortgage has to comply with FHA loan limits. The limit varies by county but is $314,827 in most places. In high-cost areas, the limit is as high as $765,525.
You may be able to borrow more with the 203(k) than with HomeStyle if you are borrowing up to the local loan limit.
With a 203(k) loan, borrowers can get up to 110 percent of the home's appraised value, compared with 95 percent with a HomeStyle loan. Both appraisals are based on what the house is expected to be worth after repairs.
What do you want to fix?
FHA's 203(k) rehab loan does not allow borrowers to use the money for luxury items such as adding a swimming pool or a spa, but HomeStyle does.
Borrowers can opt for a streamline FHA 203(k) home rehabilitation loan if they need less than $35,000 and don't have to do any structural repairs or major landscaping work. The streamline 203(k) is similar to a standard 203(k) but is easier to get and involves less paperwork and less bureaucracy, Bill Rapp says. Streamline loans don't require the borrower to hire a consultant.
Call Bill Rapp, The Mortgage Viking, today to discuss your options 281-222-0433.
🌎 International Buyers Purchased $4 Billion of Texas Homes: What Global Demand Means for Texas Real Estate
🌎 International Buyers Purchased $4 Billion of Texas Homes: What Global Demand Means for Texas Real Estate
🏠 Why International Buyers Are Betting Billions on Texas Real Estate—and What Buyers Should Know in 2026
International Buyers Purchased $4 Billion of Texas Homes—What It Means for Texas Real Estate
Texas real estate isn't attracting attention only from people relocating from other U.S. states. International buyers continue to invest billions of dollars in Texas housing, reinforcing the state's position as one of America's most important destinations for global real estate capital.
According to the 2026 Texas International Residential Transactions Report from Texas REALTORS®, international buyers purchased approximately 7,780 Texas homes between April 2025 and March 2026, representing roughly $4 billion in residential real estate.
The number of purchases actually increased from approximately 7,500 the previous year, even though total dollar volume declined from $4.8 billion.
For Texas homeowners, homebuyers, real estate investors and mortgage professionals, the bigger story isn't simply the $4 billion headline.
It's who is buying, where they're buying, why Texas remains attractive and how financing can influence these transactions.
Texas Remains a Major Destination for International Homebuyers
Texas captured approximately 12% of international home purchases in the United States, making it the country's third-most-popular destination behind Florida and California.
International transactions represented approximately:
·7,780 Texas home purchases
·$4 billion in residential property
·2.3% of Texas residential transactions
·3.5% of total Texas residential dollar volume
The median purchase price among international buyers was approximately $375,000, compared with roughly $333,600 for Texas home sales overall.
That means the typical international buyer continued to purchase above the statewide median despite the international median declining from the previous reporting period.
Where Are Texas' International Buyers Coming From?
Texas' international housing demand is geographically diverse, but one country stands well above the rest.
Approximately 35% of international buyers purchasing Texas homes came from Mexico.
The other leading sources were:
·Mexico — 35%
·India — 14%
·China — 9%
·Nigeria — 5%
·United Kingdom — 5%
Texas was tied with California as the leading U.S. destination for Mexican buyers, capturing approximately 29% of U.S. purchases made by buyers from Mexico. Texas was also the second-most-popular destination for buyers from India and China.
These numbers reinforce something important about the Texas housing market: Texas real estate demand extends far beyond state and national borders.
International Buyers Aren't Necessarily Overseas Investors
When people hear "international homebuyer," they may picture a foreign investor purchasing a luxury property from another country.
The reality is considerably broader.
Approximately 62% of Texas international buyers were already living in the United States on visas or as recent immigrants, while 57% purchased their property as a primary residence.
And their preferred property wasn't necessarily a downtown condominium or luxury investment property.
Approximately 83% purchased detached single-family homes, while 58% selected properties in suburban areas.
That has important implications for suburban Texas housing markets.
International demand can potentially benefit communities near major employment centers, universities, healthcare systems, technology corridors and transportation infrastructure—not just the urban core.
Why Does Texas Continue Attracting Global Buyers?
There isn't one single reason.
Texas combines several characteristics that can be attractive to both domestic and international buyers:
1. Relative Housing Affordability
Although home values have risen considerably across many Texas markets, buyers relocating from expensive international cities or higher-cost U.S. markets may still find Texas housing comparatively attractive.
2. Employment and Economic Opportunity
Texas has developed major employment centers across energy, healthcare, technology, manufacturing, logistics, aerospace and professional services.
International corporate investment can also create additional demand as businesses expand operations and employees relocate.
3. Large Suburban Housing Markets
Texas offers extensive suburban communities with single-family housing—exactly the property category dominating international purchases in the latest report.
4. Strong International Connections
Houston, Dallas-Fort Worth, Austin and San Antonio have extensive international business and cultural connections.
Houston is particularly notable because of its global energy industry, healthcare sector, international airport connectivity and diverse population.
5. Long-Term Investment Appeal
Some international buyers view U.S. real estate as a way to diversify assets geographically or hold dollar-denominated investments.
Texas gives those buyers access to several large metropolitan economies within a single state.
The Cash-Buyer Story Is Important—but So Is Financing
International buyers are often associated with cash purchases, and there is some truth behind that perception.
Approximately 38% of international Texas buyers paid entirely in cash.
But that statistic reveals something equally important:
Most did not.
That creates a substantial financing market.
Depending on residency status, documentation, income, assets and the intended use of the property, borrowers may potentially have access to several mortgage structures.
These can include conventional mortgages for eligible borrowers, jumbo loans, portfolio programs, alternative-documentation loans and certain foreign-national mortgage programs.
The appropriate structure depends heavily on the borrower's individual circumstances.
Why a Mortgage Broker Can Be Valuable for International Buyers
International borrowers can present underwriting scenarios that don't always fit neatly into a traditional retail bank's lending box.
A borrower might have:
·Foreign income
·Foreign assets
·Limited U.S. credit history
·Visa documentation
·Multiple currencies
·International business ownership
·U.S. and foreign bank accounts
·Investment-property income
·Significant assets but unconventional income documentation
A mortgage broker can evaluate the scenario and identify lenders whose underwriting guidelines better match the borrower's financial profile.
Instead of assuming a borrower doesn't qualify because one institution says no, the objective is to determine whether another appropriate lending program can solve the financing problem.
What This Means for Texas Homebuyers
International demand is only one component of the enormous Texas housing market, representing 2.3% of residential transactions during the latest reporting period.
Still, it matters.
In communities that attract international families, executives, entrepreneurs and investors, global buyers can represent another source of housing demand.
Buyers should therefore focus on preparing their financing before beginning serious property negotiations.
A strong mortgage strategy can help determine:
·Your realistic purchasing power
·Appropriate down payment
·Estimated cash requirements
·Suitable mortgage programs
·Documentation requirements
·Whether alternative financing should be considered
Getting these questions answered early can make the home search significantly more efficient.
What This Means for Texas Real Estate Professionals
International demand also creates opportunities for Texas real estate agents, builders and other housing professionals.
An agent working with an international client may need a lending partner who understands that an unconventional financial profile doesn't automatically mean an unfinanceable transaction.
Builders and developers should also pay attention to international buyer demographics, particularly because the latest data shows strong demand for detached single-family homes and suburban locations.
Mortgage professionals, real estate agents, CPAs, immigration attorneys and financial advisors can become especially valuable when they collaborate to help clients navigate complex cross-border transactions.
Texas Is Competing on a Global Stage
The most significant takeaway from the latest numbers isn't simply that international buyers purchased $4 billion of Texas housing.
It's that Texas remains one of the world's gateways into U.S. real estate.
International buyers purchased more Texas properties during the latest reporting period even as the median international purchase price and total dollar volume declined.
Mexico remains the state's dominant international buyer market, while buyers from India, China, Nigeria and the United Kingdom further diversify demand.
For homebuyers, investors and real estate professionals, global demand represents another component of the long-term Texas housing story.
And for international borrowers who require financing, finding the right mortgage structure can be just as important as finding the right property.
Need Help Financing a Texas Property?
At Medallion Funds, we help borrowers evaluate mortgage solutions across conventional and specialized lending programs.
Whether you're purchasing a primary residence, second home or investment property, the objective is straightforward: understand the complete financial picture and identify a financing strategy designed around the transaction.
Visit BillRappOnline.com to learn more about mortgage options and financing strategies.
The latest Texas REALTORS® data support the central figures used above: 7,780 purchases, $4 billion in volume, a $375,000 median, 2.3% of transactions, 38% cash purchases, 57% primary residences, 83% detached single-family homes, and 58% suburban purchases. The report also shows that Texas received 12% of U.S. international purchasers and remained especially important to buyers from Mexico, India and China.
One important distinction for publication: the $4 billion figure is for April 2025 through March 2026, not calendar-year 2026. It also represents a decline from $4.8 billion in the preceding reporting period even though transactions increased.
Bill Rapp
Partner & Capital Advisor | Medallion Funds
Commercial Lending Nationwide
Residential Lending in AL, CA, CO, NV & TXBottom of Form
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