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5-Year ARM Refinance Guide: Rates, Reset Rules & When to Switch

Quick Answer: An ARM refinance makes sense in two situations. Refinancing into a 5-year adjustable-rate mortgage (ARM) works when its rate sits well below a 30-year fixed mortgage and you expect to be out of the loan within about five years. If you already have an ARM and its reset rate would land above today’s fixed mortgage rates, refinance into a fixed-rate mortgage before the first adjustment.

Wayne Wright

Sep 22, 2026

17 min read

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39 articles

Home Buying13 min read

Income Needed for a $300K Mortgage in 2026

Quick Answer: To afford a $300,000 home in Texas, with current interest rates, you will need an income of approximately $86,000, with a 10% down payment and assuming you have no other monthly debt. Include $500 in monthly debt payments and you will need approximately another $17,000 in income.

Ernest Trevino

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Home Equity9 min read

Is HELOC Interest Tax Deductible?

Quick Answer: You can deduct HELOC interest as mortgage interest if you use the loan proceeds to buy, build, or substantially improve the home that secures the loan. You also need to itemize deductions instead of taking the standard deduction. The deduction covers up to $750,000 of combined home purchase and improvement debt, or $375,000 if you're married filing separately.

Andreeas Marchis

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Mortgage Basics13 min read

When Is Your First Mortgage Payment Due?

Quick Answer: Your first mortgage payment is usually due on the 1st of the second month after closing. For example, if you close on October 15, your first payment will typically be due December 1st. Mortgage interest is paid in arrears, after it builds up, so your December payment covers November's interest, while the interest from your closing date through the end of October is usually paid upfront at closing.

Wayne Wright

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Home Buying14 min read

Can You Use a 401(k) to Buy a House?

Quick Answer: Yes, if your company plan allows it. You can borrow up to half your vested balance (capped at $50,000) and repay yourself with interest, avoiding income taxes and penalties entirely. Or you can take a hardship withdrawal, but that triggers ordinary income tax plus an extra 10% IRS penalty if you are under 59½. The $10,000 penalty exemption for first-time buyers exists only for IRAs, not 401(k) plans.

Ben Gheliuc

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Home Buying12 min read

What Are Zoning Laws in Texas? How Zoning Affects the Home You Buy

Quick Answer: Zoning laws are put in place as local rules to divide up the city into certain districts so that we set what each property can be used for, such as homes, businesses, industrial, commercial, and/or even farming. Zoning will typically limit lot size, density, and building height, and local governments within the city or counties write and enforce these. An appraiser will report the home's zoning when you get a home loan.

Ben Gheliuc

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Mortgage Basics12 min read

Can Closing Costs Be Rolled Into Your Mortgage? A Texas Homebuyer's Guide

In many cases, yes. If your lender allows it and you still qualify based on the loan amount and your finances, you may be able to include some or all of your closing costs in the mortgage instead of paying them upfront. The downside is that since those costs become part of your loan balance, you'll pay interest on them over time. That means you'll spend more overall compared to paying them at closing. For some buyers, keeping cash in the bank is worth it. For others, paying upfront saves money in the long run.

Ben Gheliuc

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FHA Loans19 min read

FHA Flip Rule in 2026: How the 90-Day Flipping Rule Really Works

In May 2026, a senior FHA official told a room full of mortgage bankers that the agency wants to eliminate its property flipping rule altogether. Within a week, my phone started ringing. Investors wanted to know if the FHA flip rule was finally gone - and whether they could sell renovated homes to FHA buyers as early as day 30.

Ben Gheliuc

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Mortgage Basics9 min read

What’s the Minimum Down Payment on a Conventional Loan in San Antonio?

Quick answer: Most lenders require a minimum upfront payment of 3% with conventional loans in San Antonio. The median home price in the city is at $296,885. That means you can put as little as $8,907 down to secure a conventional home loan, bringing your San Antonio homeownership dreams closer to reality. In the following

Ben Gheliuc

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Mortgage Basics14 min read

Tax Deductions for Homeowners in 2026: Complete Guide for San Antonio & South Texas

Owning a home comes with significant expenses, but it also provides valuable tax benefits that can reduce your taxable income and save you thousands of dollars annually. For homeowners in San Antonio and South Texas, understanding these tax deductions becomes even more crucial given our region’s property tax landscape and unique market conditions. Tax deductions

Ben Gheliuc

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Mortgage Basics14 min read

What Are Points in Refinance? Complete Texas Guide to Discount Points

If you’re thinking about refinancing your mortgage in San Antonio or anywhere in Texas, you might come across something called “Points in Refinance”. These are fees you can pay upfront to lower your interest rate and potentially save money over time. But how exactly do refinance points work? And are they worth the cost? This

Ben Gheliuc

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Mortgage Education,Made Simple.

5-Year ARM Refinance Guide: Rates, Reset Rules & When to Switch

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