Irving’s market moves fast because corporate relocations never stop. Toyota, Microsoft, and the new PGA HQ keep feeding demand, so median days on market are 9—half the Texas average. Entry-level condos in the Heritage District start at $250 k, while new-builds in Las Colinas can cross $700 k. Because we underwrite in-house, NMHL can waive financing contingencies for buyers with solid file prep, shaving 10 days off closing and beating cash-light investors.

• Median list price rose 6 % year-over-year but is still $85 k below Dallas County’s.
• Investors scoop 28 % of sub-$400 k inventory, so owner-occupants need a pre-approval letter dated within 5 days.
• Condo fees along Lake Carolyn run $0.11–$0.15 per sq ft monthly; we factor that into your DTI from day one.

Valley Ranch: Built around canals and hike-bike trails, the 75063 zip code delivers 1980s brick homes at $200–$220 per sq ft, $50 less than Las Colinas towers. Many properties qualify for USDA zero-down, and Coppell ISD schools boost resale velocity.

Arts District (75039): If you crave a walkable loft, the tax-abated Arts District offers 15-year city tax breaks on select new condos, cutting your annual tax bill by roughly 40 %. NMHL can layer an FHA 203(k) loan to roll renovation costs into the same note.

Hackberry Creek: Gated golf-course living with Irving mailing addresses but Southlake Carroll ISD access. Jumbo loans here start at $766,551; NMHL keeps a zero-PMI 10 % down product that saves about $430 per month versus standard jumbo with PMI.

Irving straddles three ISD boundaries—Irving ISD, Coppell ISD, and Carroll-Farmers Branch ISD—and the tax rate swing is material. Coppell ISD adds 1.42 % while Irving ISD adds 1.15 %, so a $400 k house in Coppell costs about $1,080 more per year. Because homes are taxed on appraised value, not sale price, protesting your appraisal can drop your payment by $70–$90 monthly.

Veterans with a service-connected disability rating of 10–90 % receive an additional $5 k–$12 k off assessed value, and 100 % disabled vets pay zero property tax. NMHL partners with the Dallas County VSO to fast-track exemption paperwork before closing so your first payment reflects the full savings.

Texas-wide programs like TSAHC’s Homes for Texas Heroes give Irving teachers, firefighters, and veterans up to 5 % in forgivable down-payment assistance. Stack that with Irving’s city grant and you can cover a 3.5 % FHA down payment plus part of closing costs.

NMHL’s Texas Boost product bridges the gap when the appraised value comes low: we’ll loan 97 % LTV on the contract price even if the appraisal is 5 % short—no extra PMI, no second lien. First-time buyers using our CreditLift program see an average 42-point score jump in four months, turning a 580 file into a 620 that qualifies for better grant tiers.

Timeline tip: TSAHC funds reset each December; pre-approval in October lets you shop November inventory before the spring scrum.

Whether you’re rebounding from a foreclosure in Las Colinas or running a food truck in south Irving, NMHL has a niche solution:

• Bad Credit FHA: 580 score OK, 3.5 % down, gift funds allowed.
• Bank-Statement Express: 12 months biz statements, up to 90 % LTV to $1.2 M.
• VA IRRRL Speed Pass: Drop your rate in 10 days, no appraisal, skip one payment.
• DPA Max: Combines up to $25 k in city + state grants; 2-1 buydown keeps first-year payment 30 % below market.

Every file is underwritten by humans in our Irving branch, so a complex 1099 return doesn’t get lost in a national queue. We close self-employed loans in an average of 21 business days—fast enough to compete with cash-heavy investors snapping up Irving’s starter inventory.