Send Jon a buyer
Morning edition

Know the market before your buyer asks.

A two-minute morning read on the Coastal Bend and Victoria, plus the checks that keep coastal deals alive: flood, windstorm, USDA, and every down payment program your buyer can stack.

Check an addressRun a 2-1 buydown
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16 daysaverage application to clear-to-close, in business days
$500M+in loans funded and managed by Jon's team
185+five-star reviews, and not one below five
7 countiesfrom Padre Island to the Crossroads
This morning

What moved, and what to tell your buyer.

10-year Treasury, the bond mortgages follow
—

A government bond benchmark, not a mortgage quote. Source: U.S. Treasury.

Next three dates that can move the market
Market map · September 2026

Seven counties. Who has the leverage?

Colored by months of inventory. Under six months favors sellers; past nine, buyers can negotiate. Tap a county for its numbers and neighborhoods.

Under 6 months: seller's market6 to 9 months: balancedOver 9 months: buyer's market
Deal check

The four things that kill coastal deals late.

Run the address before you write the offer. Flood zone from FEMA, windstorm area from TWIA, USDA eligibility from USDA's own map, and where to check a condo's approval.

Try a local address

Checked live against FEMA, USDA and TWIA.

2-1 buydown simulator

Same seller dollars. Three very different payments.

A seller-paid 2-1 buydown drops the buyer's rate 2% in year one and 1% in year two. Put the price in, or run an address in Deal check and it fills itself, then see what the same concession does as a price cut or as a permanent rate buydown.

Running the numbers for Nueces County.

Principal and interest only; taxes, insurance, HOA and mortgage insurance are added on top. The rate shown is Freddie Mac's published weekly national average for a 30-year fixed conventional loan, used for illustration, and is not a rate Jon or Primis is offering; your buyer's rate and APR depend on credit, loan type, down payment and the day they lock. The buyer qualifies at the full note rate. A temporary buydown is funded by the seller at closing and held in escrow; the permanent-buydown figure uses a rule of thumb of about 0.25% per discount point and varies by day and lender. Seller concessions are capped by loan program (conventional 3% to 9% depending on down payment; FHA 6%; VA 4% plus normal closing costs; USDA 6%). Not a commitment to lend.

Down payment program finder · limits as of July 13, 2026

Which programs fit your buyer?

Answer five questions. You'll see which state programs your buyer likely qualifies for and why. Jon confirms eligibility on every file.

Loans

The files the builder's lender sends back.

If Jon takes the file, he closes it. One-off transaction types and non-QM are the only exceptions, and you'll hear that up front.

Renovation and 203(k)Buy it and fix it with one loan. Big for Victoria and older Corpus homes.
ConstructionBuild on the buyer's own lot.
Manufactured and modularAcreage homes around Alice, Kingsville and Sinton.
Island and Port A condosIncluding the complexes other lenders won't touch.
Bank statementSelf-employed, 1099, oilfield and port contractors.
Investors and portfolioBusiness-purpose and blanket loans across several properties.
First respondersPrograms for police, fire and EMS buyers.
Down payment assistanceTDHCA and TSAHC, stacked correctly the first time.
VA, FHA, USDA, conventionalIncluding PCS moves to NAS Corpus Christi and Kingsville.
Send a buyer

Hand Jon the buyer. Keep your evening.

Jon Peters · Market Leader · NMLS #1065067

What happens after you send it

  • Jon calls the buyer, usually the same day.
  • You get a text at every milestone: pre-approval, appraisal, clear-to-close.
  • Clear-to-close averages 16 business days from application.
(361) 523-3675

Realtor desk. Payment illustrations, property guides and the event calendar for approved agents.

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