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Online Mortgage vs Advisor: What One Homebuyer Learned the Hard Way

Mon, 06 Apr 2026 17:46:58 GMT

Understanding Your Mortgage Options in Irving, TX

If you find yourself searching for answers to questions like:

“Should I use an online lender or mortgage advisor?”

“What is the best mortgage experience?”

“Why does my loan estimate keep changing?”

You are not alone.

Many homebuyers in Irving have a common goal: to secure a fast and easy mortgage online. However, many quickly realize that speed without guidance can lead to complications and higher costs.

The Situation: Two Lenders, Two Different Experiences

One recent homebuyer in Irving decided to compare two lending options:

A large, automated online lender

An advisor-led mortgage experience

Both promised a modern approach and claimed to simplify the home financing process.

Yet, only one provided true clarity.

The Problem: When “Easy” Becomes Confusing

Initially, the automated experience seemed convenient. However, issues soon arose.

Here’s how the borrower described it:

“I was bombarded with irrelevant automated emails.”

“They pestered me relentlessly while my offer was pending.”

“They ignored the contract and provided an inaccurate estimate.”

“They dismissed my decision to go with a lender in Texas.”

Instead of feeling confident, the borrower felt:

Pressured, misunderstood, and uncertain about the numbers.

When making one of the most significant financial decisions of your life, uncertainty is the last thing you want.

The Turning Point: Guidance Changes Everything

Then the borrower experienced a different approach.

Instead of automation, they were connected with a local mortgage advisor.

Instead of generic messaging, they received personalized support.

Here’s what stood out:

“They communicated by text, which was my preference.”

“They educated me on the nuances of borrowing in Texas.”

“They analyzed my contract to provide an accurate estimate, even catching an error.”

“They helped me choose the best mortgage structure for my needs.”

This is where the experience changed. Not because it was slower, but because it was more effective.

The Difference: A Mortgage Is More Than Just a Loan

Many lenders focus solely on processing loans. What often gets overlooked is helping clients make the right financial decisions.

An advisor-led approach emphasizes:

Reviewing your contract, not just your application.

Structuring your loan based on your specific goals.

Explaining trade-offs so you can make informed choices.

Communicating in a way that suits you.

The truth is that the wrong structure can cost you significantly more than a slightly higher interest rate.

Why This Matters More in Today’s Market

In competitive markets like Irving, small details can make a big difference:

Contract timelines, financing structure, accuracy of estimates, and the balance between speed and strategy.

Miss one detail, and it could affect your offer's acceptance, your monthly payment, or your long-term financial position.

This is why more buyers are searching for:

“Mortgage advice vs. online lender”

“Best mortgage advisor near me”

“How to choose the right home loan”

They are not just looking for a loan anymore. They are seeking confidence.

How NEO Guides You Through the Process

At NEO Home Loans, our goal is not just to close your loan. We aim to guide you through one of the most important financial decisions you will make.

This means:

Step 1: Understand Your Goals - We begin with a comprehensive view of your situation, not just your credit score.

Step 2: Build a Smart Strategy - We guide you through options and help you choose the most suitable structure.

Step 3: Review the Details That Matter - From your contract to your numbers, we examine everything closely to ensure nothing is overlooked.

Step 4: Communicate Clearly and Consistently - We keep you informed on your terms, so you always know what to expect.

The Outcome: Confidence Over Confusion

In the end, the borrower did not choose based on speed. They chose based on trust.

When everything was clearly explained, thoroughly reviewed, and properly structured, the decision became straightforward.

The Takeaway for Homebuyers

If you are at the beginning of your homebuying journey, here is what matters most:

You do not need more automation. You need clarity, strategy, and someone who can guide you through the details.

Buying a home is not just about getting approved; it is about making a decision you feel confident in long after the closing.

Ready to Make a Confident Move?

If you want to explore your options before committing to a loan, speak with a NEO advisor.

We will help you build a strategy, review your numbers, and proceed with clarity.

Start your conversation today.

The NEO Advantage in Today’s Market: Why Strategy Matters More Than Ever

Mon, 30 Mar 2026 22:35:26 GMT

More Inventory, Softer Pricing, Higher Rates

What buyers choose to do next is crucial.

If you have been observing the housing market in Irving, it may seem a bit perplexing. One week, it appears to be a land of opportunity, while the next, it feels like prices have taken a leap.

You are not mistaken.

Interest rates have been fluctuating, and inventory is on the rise. Buyers in Irving now have more options than they have seen in years.

However, affordability is becoming more of a challenge.

Understanding the Market Dynamics

This is not simply a “good” market or a “bad” market.

This is a market that demands strategy.

The buyers who grasp this concept are the ones who are achieving success.

The Shift: More Options for Buyers

For the first time in a long while, we are witnessing:

More homes entering the market, listings remaining active for longer periods, and reduced immediate competition.

Buyers now have something that has been scarce: choice.

The Tension: Affordability Remains a Concern

At the same time, interest rates are unpredictable, monthly payments remain sensitive, and buying power can shift quickly.

So while you may have an increased selection of homes, what you can comfortably afford still requires thoughtful planning.

What Is Happening in Irving Right Now

Due to this shift, buyers are taking their time, homes are lingering on the market, negotiation opportunities are resurfacing, and patience is taking the place of urgency.

This represents a significantly different environment than the last few years, and many have yet to adapt.

The Reality: A Market Driven by Strategy

Currently, two truths coexist:

You have more leverage with sellers while facing less flexibility in your monthly payments.

This is why strategy is more important than ever.

The outcome is not determined solely by market conditions; it is shaped by how you navigate them.

What Smart Buyers Are Doing Now

The buyers achieving the best results today are not necessarily the quickest; they are the most prepared.

Here are some effective approaches:

Starting with a clear strategy rather than just focusing on a price range, using leverage to negotiate price, repairs, and seller credits, structuring deals that protect monthly payments, and building a plan that remains viable even if rates fluctuate again.

Where Most Lenders Fall Short

Here lies the issue.

Many lenders still operate as if it is a “rate market.”

They concentrate on getting you pre-approved, quoting a rate, and closing the loan.

However, in a market like this, that is insufficient.

The difference between making a good decision and a great one hinges on strategy.

The NEO Advantage: Combining Strategy with Guidance

This is where NEO stands out.

We are not just assisting you in obtaining a mortgage; we are helping you make a more informed decision.

Prioritizing Strategy Over Pre-Approval

We do not begin with the question, “How much can you afford?”

We start with, “What is the smartest approach for you to buy in this market?”

This encompasses offer structure, negotiation positioning, payment strategy, and future refinance planning.

Technology That Enhances Your Experience

Behind the scenes, we utilize advanced technology that is transforming the mortgage landscape.

What this means for you is faster approvals, more precise data, and a streamlined process, minimizing friction from start to finish.

Yet, technology alone does not guarantee better outcomes; effective strategy does.

Advisors Who Support Your Execution

This is where everything converges.

We assist you in identifying opportunities that others might overlook, structuring stronger and more competitive offers, adjusting your strategy as market conditions evolve, and making informed decisions with confidence.

Why This Is Important Now

The market no longer rewards speed alone; it rewards preparation, clarity, and buyers who know how to effectively utilize market conditions, negotiation leverage, and financing strategies in unison.

The Bottom Line

You do not need a perfect market to make a wise move.

What you need is the right strategy and the proper guidance to implement it.

Take the Next Step

If you are considering a home purchase in Irving this spring, do not just look at homes.

Begin with a solid strategy.

We will help you understand your options, create a plan, and proceed with assurance.

What Monthly Mortgage Payment Is Actually Comfortable for You?

Mon, 23 Mar 2026 15:44:04 GMT

Understanding Your Home Affordability in Irving, TX

When considering buying a home in Irving, one question often surfaces first: "How much house can I afford?" However, a more insightful question is, "What monthly payment feels comfortable for me?"

Ultimately, you do not live in the purchase price. You live in the payment.

At NEO Home Loans, we emphasize that the right home is not solely about what you qualify for. It is about devising a plan that accommodates your current and future lifestyle.

Start With Your Life, Not Just Loan Approval

Many lenders will present you with the maximum amount you can qualify for. Yet, qualification and comfort are two different concepts.

A comfortable monthly payment should enable you to save consistently, invest for your future, manage unexpected expenses, and still enjoy your lifestyle. The goal is not to stretch your finances as far as possible. Instead, the aim is to create a payment that supports your life.

Defining Your Comfortable Range

Rather than fixating on a single number, consider a range of comfortable payments. Think of it as conservative, target, and stretch. A conservative payment allows for ample breathing room, a target payment is balanced and sustainable, and a stretch payment is feasible but may feel tighter month to month. This approach provides you with flexibility and confidence as you evaluate homes and make offers.

Understanding What Your Payment Includes

Your monthly mortgage payment encompasses more than just the loan amount. It typically includes principal and interest, property taxes, homeowners insurance, and potentially HOA dues. In Irving's current market, property taxes and insurance have risen significantly, meaning two homes with identical purchase prices could have vastly different monthly payments. This is an area where many buyers often find themselves surprised.

Common Pitfalls for Buyers

We frequently observe buyers who focus solely on the purchase price, rely on generic online calculators, or assume they must wait for rates to decline. The reality is that you have more control over your monthly payment than you may realize, and this is where strategic planning becomes essential.

Ways to Lower Your Monthly Payment Now

You do not need to remain on the sidelines hoping for market changes. There are effective strategies to improve your payment today.

One option is a rate buydown, which allows you to reduce your interest rate upfront. Temporary buydowns can decrease your payment during the early years, while permanent buydowns lower your payment for the life of the loan, providing immediate financial relief.

Another strategy is to negotiate seller credits. Often, sellers are willing to contribute towards your costs. These credits can be utilized to buy down your interest rate, cover closing costs, or reduce your out-of-pocket expenses. This strategy remains underutilized in today’s market.

Optimizing your loan structure can also yield meaningful savings. This may involve selecting the right loan program, adjusting your down payment strategy, or structuring your loan to align with your financial goals. At NEO, we dedicate significant time to assist clients in finding the best fit.

Choosing a Smart Price Point

Just because you qualify for a higher price does not mean you should pursue it. Opting for a slightly lower purchase price can lead to a reduced monthly payment, increased flexibility, and lower long-term financial stress.

Additionally, planning for future refinancing is wise. If interest rates improve, refinancing can become an option. The key is ensuring your payment works for you today while keeping future opportunities available.

A Real-World Perspective

Two buyers in Irving with similar incomes may find themselves in very different situations. One may wait for the perfect market, while the other employs strategy to achieve a better payment today. The distinction lies not in timing but in guidance and planning.

The Bottom Line

The pertinent question is not "What is the maximum I can afford?" but rather "What payment allows me to move forward with confidence?" Approaching home buying this way means you are not just securing approval; you are making decisions that align with your long-term financial objectives.

Your Next Step

At NEO Home Loans, we help you look beyond a single number. We collaborate with you to define your comfortable payment range, explore multiple scenarios, and build a strategy to lower your monthly payment.

If you are ready to understand what makes sense for you in the Irving housing market, the next step is simple. Connect with our team, and we will outline your options so you can proceed with clarity and confidence.

Cash-Out Refinance vs HELOC: Which Is the Better Way to Use Your Home Equity?

Mon, 16 Mar 2026 19:21:26 GMT

The Importance of Home Equity in Irving, TX

For many homeowners in Irving, the most significant financial asset they possess is their home. As property values increase over time and mortgage balances decrease, home equity is built. This equity can serve as a valuable financial resource.

Homeowners typically access their equity through two primary methods: a cash-out refinance or a home equity line of credit (HELOC). While both options allow you to utilize your home's value, they operate quite differently. Understanding these differences can help you select the option that aligns best with your financial objectives.

At NEO Home Loans, we strive to provide clarity on your choices, enabling you to make informed decisions about your home and your financial future.

What Is a Cash-Out Refinance?

A cash-out refinance replaces your existing mortgage with a new, larger mortgage, providing you with the cash difference. For instance, if your home is valued at $600,000 and you have a current mortgage balance of $350,000, refinancing to a new mortgage of $450,000 would yield $100,000 in cash for you.

The new mortgage typically comes with a different interest rate and loan term.

Benefits of a Cash-Out Refinance

This option often features a fixed interest rate, making monthly payments more predictable. You consolidate multiple debts into a single mortgage payment, simplifying your financial management. Homeowners frequently utilize cash-out refinances for significant home renovations, debt consolidation, real estate investments, starting a business, or achieving large financial goals. Additionally, mortgage-backed loans generally offer lower interest rates compared to credit cards or personal loans.

Downsides to Consider

It is important to note that a cash-out refinance increases your mortgage balance. If your current mortgage rate is lower than current market rates, refinancing may raise your overall rate.

What Is a HELOC?

A Home Equity Line of Credit (HELOC) functions similarly to a credit card secured by your home. Instead of receiving a lump sum, you are granted a credit line that you can draw from as needed. For example, if you are approved for a $100,000 HELOC, you might use $20,000 for a kitchen remodel, $10,000 later for landscaping, and another $15,000 for other improvements in the following year. You only pay interest on the amount you actually use, and most HELOCs include a draw period followed by a repayment period.

Benefits of a HELOC

One of the key advantages of a HELOC is the flexibility it offers. You can borrow only what you need when you need it. If you have a low mortgage rate, a HELOC allows you to retain that favorable loan while accessing additional funds. This option is ideal for ongoing or phased expenses, and homeowners often use HELOCs for home renovations, investment opportunities, emergency reserves, or educational costs.

Downsides to Consider

However, most HELOCs have variable interest rates, which means payments can fluctuate if rates increase. Additionally, a HELOC typically results in a second loan payment alongside your primary mortgage.

Key Differences Between a Cash-Out Refinance and a HELOC

The main distinction between these two options lies in how you receive and repay the funds. A cash-out refinance involves replacing your existing mortgage with a new loan, allowing you to receive a lump sum with a fixed interest rate and one monthly payment. In contrast, a HELOC allows you to maintain your current mortgage while opening a second credit line secured by your home, enabling you to borrow as needed.

Homeowners seeking predictable payments and a substantial lump sum often prefer cash-out refinances, while those desiring flexibility and ongoing access to funds typically favor HELOCs.

When a Cash-Out Refinance Makes Sense

A cash-out refinance may be suitable if you require a large sum of money, desire predictable monthly payments, plan to consolidate higher-interest debt, or wish to simplify your finances with a single payment. Common uses for cash-out refinances include major home remodels, paying off credit cards, investing in real estate, or seizing large financial opportunities.

When a HELOC Might Be the Better Option

A HELOC may be the better choice if you want to keep your existing mortgage rate, prefer flexible access to funds, need equity for multiple or ongoing expenses, or wish to have borrowing options available for future opportunities. HELOCs are frequently used for home improvement projects, business ventures, financial safety nets, and investment strategies.

Cash-Out Refinance vs HELOC FAQ

Is a cash-out refinance better than a HELOC? The answer depends on your individual goals. A cash-out refinance can be beneficial for those seeking a fixed interest rate and a consistent payment, while a HELOC may be more appealing for those wanting flexibility and gradual access to funds.

How much equity can you borrow from your home? Many homeowners can access up to 80% to 90% of their home's value, depending on their financial profile and the loan program. For instance, with a home valued at $600,000, you could potentially borrow around $130,000 if your existing mortgage is $350,000.

Is a HELOC riskier than a cash-out refinance? HELOCs may carry more uncertainty in payments due to their variable interest rates, which can rise over time. Conversely, cash-out refinances generally have fixed rates, simplifying long-term budgeting. Both options use your home as collateral, making it essential to borrow responsibly.

Can you have both a mortgage and a HELOC? Yes, a HELOC typically acts as a second mortgage, allowing homeowners to keep their primary mortgage while adding a secured line of credit.

A Smarter Way to Use Your Home Equity

Your home equity can be a powerful financial resource when utilized strategically. Whether you opt for a cash-out refinance or a HELOC, the right choice depends on your goals, your existing mortgage, and how you plan to use the funds. At NEO Home Loans, we assist homeowners in evaluating their options to select the strategy that best aligns with their long-term financial plan.

If you are interested in discovering how much equity you may be able to access, a NEO Home Loans advisor can guide you through your options and help you understand what is most suitable for your situation.

Mortgage Pre-Approval Process: Why a Fully Underwritten Approval Changes Everything

Mon, 09 Mar 2026 19:20:53 GMT

Understanding the Importance of Pre-Approval in Irving, TX

If you are serious about purchasing a home in Irving, you have likely encountered the advice, “Get pre-approved before you start shopping.” This is sound guidance.

However, not all pre-approvals are the same. There is a significant distinction between a quick pre-approval and a fully underwritten pre-approval. Recognizing this difference can be crucial in making your offer stand out in the competitive Irving market.

What Most People Think a Pre-Approval Is

A typical pre-approval process generally includes a credit check, a discussion regarding your income, a brief document review, and an automated system approval. You then receive a letter stating you are approved for a certain amount.

While this can be beneficial, it often means your file has not undergone a thorough review by an underwriter. The fine print may indicate that it is “subject to verification.” In a competitive environment like Irving, this uncertainty can be a disadvantage.

What a Fully Underwritten Pre-Approval Actually Means

A fully underwritten pre-approval delves much deeper than a standard one. Rather than stopping at automated approval, your file is submitted to underwriting before you make an offer. This process ensures that your income is accurately verified, your assets are thoroughly reviewed, and your tax returns are analyzed if necessary. It also involves a detailed review of your credit and early identification of any conditions.

In simpler terms, much of the groundwork is completed before you start house hunting. When you present an offer, the seller can feel assured that your financing is solid, as it has been validated at a higher level.

Why This Matters in the Real World

Consider two buyers who submit identical offers. Buyer A has a standard pre-approval, while Buyer B has a fully underwritten approval. Which buyer do you think appears more reliable to the seller?

Sellers prefer certainty. They seek smooth transactions with minimal surprises. A fully underwritten approval can enhance your negotiating power, reduce financing anxiety, shorten closing timelines, and lower the risk of last-minute issues. It transforms you from a hopeful buyer into a serious contender.

The Fully Underwritten Pre-Approval Process at NEO

At NEO, we believe that preparation is key. Our goal is to position you effectively from the very beginning. Here is how we assist you through the process.

Before you make an offer, we conduct a comprehensive review of your financial situation, rather than just looking at surface numbers. We analyze your income accurately, especially if you are self-employed or rely on bonuses. We identify potential red flags early on and run various scenario options to help you understand your comfort zone. Whenever possible, we move your file through underwriting upfront.

This approach allows you to enter the market with confidence, rather than uncertainty.

During the Transaction

Since so much has already been reviewed, you will experience fewer surprises. The conditions are clear and limited, and communication is straightforward. You will not be rushing to clarify documentation at the last minute, which creates a smoother experience for you and instills more confidence in the seller.

After You Close

Our relationship does not conclude at the closing table. Through the NEO Experience, we continue to guide you in various ways, such as monitoring equity opportunities, reviewing the timing for refinancing when appropriate, and helping you evaluate your long-term mortgage strategy. We ensure that your home loan continues to align with your broader financial objectives. Your mortgage is not merely a transaction; it is an integral part of your financial plan.

A Better Way to Think About Pre-Approval

Pre-approval is not just about obtaining a letter; it is about eliminating uncertainty. When you approach it correctly, you gain confidence in your financial standing, clarity regarding your buying range, credibility with sellers, and control over your timeline.

If you are contemplating a home purchase in Irving, the most strategic move is not to start touring homes first but to establish a fully underwritten approval strategy. If you would like to discuss what this process would look like for your situation, we invite you to start a conversation with us. We will help you map out your finances, identify the right structure, and prepare you thoroughly before you enter the market.

When you are fully prepared, you do not just shop; you compete.

How Much House Can I Afford?

Mon, 02 Mar 2026 22:22:08 GMT

Understanding Your Home Affordability in Irving, TX

Purchasing a home can be an exhilarating experience. It is also one of the most significant financial decisions you will make. Before you dive into property listings or begin touring homes, one question stands out as crucial: How much home can I comfortably afford? This goes beyond what a lender might approve or what an online calculator suggests. It is about what truly aligns with your life, aspirations, and long-term financial strategy. Let’s break this down.

Step 1: Know the Key Numbers

Three primary factors influence your home affordability:

Your Income: This encompasses your base salary, any bonuses, commissions, and other reliable income sources. Lenders assess your gross monthly income before taxes.

Your Monthly Debt: This includes car payments, student loans, credit card bills, personal loans, and any other recurring financial obligations. Lenders use your debt-to-income ratio (DTI) to evaluate your financial health.

Your Down Payment: A larger down payment can reduce your monthly payments and may improve your loan terms.

Step 2: Familiarize Yourself with the General Guidelines

A common guideline is the 28/36 rule. This suggests that no more than 28 percent of your gross monthly income should be allocated to housing expenses, and no more than 36 percent should go toward total monthly debt, including housing costs. However, this guideline does not account for various personal factors such as your lifestyle, savings objectives, childcare expenses, private school tuition, travel plans, investment goals, or reinvestment if you are self-employed. While it offers a framework, it does not provide a comprehensive strategy.

Step 3: Determine the Actual Monthly Payment

Your housing expenses extend beyond just principal and interest payments. It is essential to include property taxes, homeowners insurance, HOA dues, mortgage insurance if applicable, and maintenance reserves. For instance, two homes priced at $700,000 could have vastly different monthly payments based on their location, tax rates, insurance costs, and loan structure. This highlights why estimations can be misleading. If you want to crunch the numbers yourself, visit the Mortgage Calculators section in our Resources dropdown. You can experiment with various price points, down payment amounts, and interest rate scenarios to see how your payments may change.

Step 4: Reframe Your Question

Rather than asking, "How much can I afford?" consider asking, "What monthly payment enables the lifestyle I desire?" For example, do you wish to maximize retirement contributions? Are you considering investing in real estate in the future? Are you growing a business? Do you want the flexibility to refinance if interest rates drop? Would you prefer liquidity over putting everything into a down payment? Affordability should align with your financial vision, not just the maximum loan amount.

Limitations of Online Calculators

Online calculators often make assumptions such as stable income, standard tax situations, clean credit profiles, and straightforward employment structures. They cannot strategize around bonus income, structure loans for self-employed borrowers, model various down payment strategies, or compare temporary buydowns versus permanent rate reductions. While they provide numerical insights, they do not create personalized financial plans.

How We Support You at NEO

At NEO, we do not begin with a loan amount. We start with clarity about your financial situation. Our approach includes a thorough analysis of your complete financial picture, not just your income and debt. We also evaluate your tax strategy, investment plans, liquidity, career trajectory, and long-term goals. Instead of presenting a single payment quote, we offer multiple scenarios, including a conservative comfort zone and a strategic stretch option. Additionally, we help enhance your offer position. Affordability is not solely about the payment; it is about how you position yourself in the market. With pre-underwriting and advanced approval strategies, we empower you to compete confidently, especially in competitive markets. Our guidance continues even after closing. Your mortgage should be an active part of your financial strategy. Through tools in the NEO Experience, including equity tracking and mortgage strategy reviews, we assist you in managing your home as a valuable financial asset over time.

The Bottom Line

You may find that you can afford more than you initially think or perhaps less than is wise. The right figure is not dictated by a formula; it is determined by your individual plan. Begin by exploring our Mortgage Calculators in the Resources dropdown. Then, schedule a strategy conversation with our team to outline what makes sense for you. The goal is not merely to purchase a house; it is to create a life that thrives long after you receive the keys.

What Is an FHA Loan? A Simple Guide to FHA Mortgages

Mon, 23 Feb 2026 17:14:20 GMT

Understanding FHA Loans in Irving, TX

If you have heard that you need perfect credit or a 20 percent down payment to buy a home, that information is misleading.

An FHA loan is one of the most popular mortgage options available in the United States, particularly for residents of Irving, as it enables buyers to qualify with lower credit scores and smaller down payments. For many individuals, this type of loan serves as the bridge between renting and homeownership.

This guide will explain what an FHA mortgage is, how it functions, who it is best suited for, and how NEO Home Loans can assist buyers in leveraging FHA financing effectively.

What Is an FHA Loan?

An FHA loan is a government-backed mortgage that is insured by the Federal Housing Administration. While approved lenders, such as NEO Home Loans, issue these loans, they are ultimately insured by the federal government.

Because of this insurance, lenders can provide:

Lower down payment requirements, more flexible credit score criteria, higher debt-to-income ratio allowances, and competitive interest rates. Although FHA loans are often associated with first-time homebuyers, you do not need to be a first-time buyer to qualify.

How Does an FHA Mortgage Work?

When you obtain an FHA loan, the Federal Housing Administration protects the lender against loss. This insurance reduces the lender's risk, allowing them to approve buyers who might not meet the criteria for conventional financing.

In exchange for this flexibility, borrowers are required to pay mortgage insurance. This includes an upfront mortgage insurance premium and a monthly mortgage insurance payment. While some view mortgage insurance negatively, it is essential for enabling approvals with lower credit scores and down payments.

For many buyers, this can be a valuable short-term tool that opens doors to long-term opportunities.

FHA Loan Requirements in 2026

FHA mortgage guidelines can vary slightly by lender, but they generally include the following requirements:

For the down payment, a 3.5 percent down payment is required with a qualifying credit score, while a 10 percent down payment is needed if your credit score is lower. Many buyers are pleasantly surprised to learn that down payment funds can often be a gift from a family member.

Regarding credit score, FHA loans are known for their flexibility. Higher scores can improve pricing, but buyers with previous credit challenges may still qualify.

FHA loans typically allow for higher debt-to-income ratios than conventional loans, making them particularly useful for buyers with student loans or car payments.

The property must meet basic safety and livability standards, and the FHA appraisal ensures that the home is structurally sound and safe for occupancy.

Benefits of an FHA Loan

Here are some primary reasons why buyers in Irving choose FHA financing:

The lower barrier to entry is a significant advantage. Saving 20 percent for a down payment can take years, while FHA loans allow buyers to enter the market sooner, enabling them to start building equity right away.

If you have faced bankruptcy, foreclosure, or late payments, FHA loans may provide a quicker path back to homeownership compared to conventional loans.

FHA loans typically offer fixed-rate options that allow for stable and predictable monthly payments.

Another unique feature of FHA mortgages is that they are assumable, which can be a valuable resale advantage in certain market conditions.

FHA vs. Conventional Loan: Which Is Better?

The answer to this question depends on your specific circumstances.

A conventional loan may offer advantages such as no lifetime mortgage insurance in certain cases, lower overall costs for borrowers with higher credit scores, and greater flexibility for specific property types.

On the other hand, an FHA loan may provide easier qualification standards, lower down payment requirements, and better approval odds for those in credit rebuilding situations.

The right choice is not easily found in a generic comparison; it comes from a thorough review of your income, credit, assets, and long-term goals.

This is where expert guidance makes a significant difference.

How NEO Home Loans Helps You Use FHA the Right Way

At NEO Home Loans, we go beyond just helping you get approved; we work with you to build a comprehensive strategy.

An FHA mortgage can serve as a stepping stone to conventional financing later, a short-term solution while you rebuild credit, or a way to enter the market and build wealth while preserving cash for other investments.

We evaluate more than just the interest rate and payment; we consider your long-term equity goals, potential refinance opportunities, cash flow strategy, future real estate plans, and mortgage insurance exit strategy.

Many buyers utilize FHA loans today with the intention of refinancing later, once their equity increases or credit improves. This plan should be intentional from the start.

The NEO Experience: What Makes Us Different

Securing a loan is a transactional process, but building wealth through real estate is strategic.

Here is how we guide our clients differently:

We offer pre-underwritten approvals, strengthening your offer before you submit it. A fully reviewed file helps sellers take you seriously in competitive markets.

We believe in mortgage management, meaning we do not disappear after closing. We monitor your mortgage over the long term for refinance opportunities, equity strategies, and rate optimization.

As your home value grows, we help you assess whether refinancing, leveraging equity, or restructuring debt makes sense.

Our NEO Experience App keeps you connected to your mortgage, equity position, and financial opportunities all in one place.

We prioritize real conversations, ensuring you work with a team that explains your options clearly, allowing you to make confident decisions.

Is an FHA Loan Right for You?

An FHA mortgage may be a strong option for you if you have a less-than-perfect credit score, wish to buy with a minimal down payment, have recently rebuilt your credit, hold higher student loan balances, or want to enter the market sooner rather than later.

The biggest mistake buyers often make is assuming they will not qualify. The second biggest mistake is selecting the wrong loan without fully understanding the long-term implications.

Take the Next Step Toward Homeownership

Buying a home should feel achievable, not overwhelming.

If you are considering whether an FHA loan is the right choice for you, the best next step is to have a strategy conversation.

At NEO Home Loans, we will review your financial situation, compare FHA and conventional options, outline a long-term mortgage plan, and provide you with a clear picture of what buying looks like in real numbers.

There is no pressure, just clarity.

Homeownership is not limited to those with perfect credit or substantial savings. Sometimes it begins with the right loan and the right guidance.

If you are ready to explore your options, let’s work together to build a plan tailored to you.

How to Choose the Best Mortgage Lender for Your Homebuying Journey

Tue, 17 Feb 2026 20:07:13 GMT

Why Choosing the Right Mortgage Lender in Irving, TX Matters

Buying a home is one of the most significant financial decisions you will make. While interest rates are essential, selecting the right mortgage lender involves much more than just finding the lowest rate online.

The lender you choose can influence your overall experience, your monthly payments, your long-term financial strategy, and even how competitive your offer is in a dynamic market like Irving.

So how do you make a wise choice?

Start by Asking Better Questions

Your search should not be solely about finding someone to approve your loan.

You need a guide, a trusted expert who can help you:

Structure your financing in a way that aligns with your goals, avoid costly mistakes, compete effectively in a busy market, and protect your investment long after the closing date.

The right lender does more than just close loans; they assist you in building a comprehensive financial plan.

Key Questions to Ask a Mortgage Lender

How do you tailor loan analysis and planning to meet my financial objectives?

A competent lender will not rush into providing rate quotes. Instead, they will inquire about your:

Short-term plans, long-term wealth goals, career trajectory, investment strategy, and cash flow comfort level.

You want someone who customizes financing to fit your life rather than pushing a one-size-fits-all product.

What technology tools do you offer to support my long-term financial planning?

Modern lending should involve more than just PDFs and email chains. Ask if your lender provides:

Financial dashboards, equity tracking, mortgage optimization tools, ongoing home value monitoring, and resources for long-term wealth planning.

Technology should simplify your financial life and enhance clarity and organization.

How do you maintain proactive communication during the loan process?

Mortgage-related stress often arises from uncertainty. Inquire about:

How frequently you will receive updates, who your main point of contact will be, and what happens if any changes occur.

You deserve clear communication, established milestones, and transparency throughout the entire process.

What strategies do you offer to help me succeed in a competitive market?

In many cases, the strength of your financing can determine whether your offer is accepted. Ask about:

Fully underwritten approvals, appraisal gap strategies, cash buyer options, and flexible closing timelines.

A robust lender will help you compete, not just qualify.

What happens after closing?

Many lenders disappear once the loan is funded, but homeownership is a long-term journey. Ask about:

Monitoring rates for refinancing opportunities, assistance with managing home equity, and annual mortgage reviews.

Your mortgage should evolve with your life.

How do you assist in managing my overall real estate strategy?

Your home is typically your largest asset. The right lender will help you consider:

When to refinance, when to leverage equity, investment property opportunities, and strategies for optimizing debt.

This conversation should focus on wealth planning, not just completing a transaction.

How will you provide value to my family over the next 20 years?

This question distinguishes transactional lenders from genuine advisors. You want a relationship that extends beyond a simple rate quote.

What Sets Us Apart at NEO Home Loans

At NEO Home Loans, we believe you are the hero of your financial journey. Our role is to guide you with clarity, strategy, and a long-term vision.

We do not lead with products; we lead with planning. Every client receives a customized strategy based on:

Cash flow comfort, future income growth, wealth-building opportunities, exit strategies, and long-term flexibility.

Your mortgage should be a tool that serves you, not a burden.

We provide ongoing tools designed to simplify homeownership and enhance financial clarity. Our clients gain access to:

Mortgage Under Management for continuous loan strategy, insights through the Real Estate Wealth Digest, home equity monitoring, financial health dashboards, rate watch alerts, and the NEO Experience App.

We remain engaged long after closing.

Winning the home you desire requires more than just a pre-qualification letter. We offer:

Pre-underwritten approvals, guidance on appraisal gap strategies, cash buyer solutions, and structured financing scenarios.

Our aim is to help you submit your offer with confidence and credibility.

Our process is transparent. You will know:

What step you are currently in, what is needed next, when key milestones will occur, and who to contact at any time.

We eliminate uncertainty so you can focus on your move.

We do not see closing as the end. We continue to assist you in:

Evaluating refinancing opportunities, optimizing equity, planning future purchases, and adjusting strategies as your life evolves.

Your goals change, and your strategy should adapt accordingly.

How to Move Forward

Choosing the right mortgage lender is not just about finding someone local. It is about finding a partner aligned with your goals, equipped with the right tools, and dedicated to your long-term success.

If you are preparing to buy, refinance, or simply want more clarity around your options, the next step is straightforward.

Schedule a strategy conversation with us. We will:

Review your goals, outline your options, create a clear plan, and help you move forward with confidence.

Your home is more than just a transaction. It is a vital part of your financial future. Let us work together to build it the right way.

Thinking About Buying Your First Home in 2026? Read This First

Mon, 09 Feb 2026 18:09:53 GMT

Feeling Mixed Emotions About Buying Your First Home in 2026?

If you are considering purchasing your first home in Irving, TX, you may be experiencing a blend of emotions. You might feel excited, nervous, or even a bit frustrated, perhaps wondering if you are falling behind or feeling embarrassed about still renting.

This sentiment is common among first-time buyers today. The past few years have been challenging. Home prices surged, interest rates increased, rents remained high, and financial pressures like student loans and rising childcare costs added to the stress. It may have felt like the goalposts were constantly shifting.

According to the National Association of REALTORS®, first-time buyers represented only about 21 percent of the market last year, marking the lowest percentage recorded. The average age of a first-time buyer is now 40.

However, this does not indicate that people have given up on homeownership; many have simply been forced to wait.

Waiting can have significant consequences. The NAR estimates that delaying a purchase by ten years could mean missing out on approximately $150,000 in equity on a typical starter home. This figure often surprises people, but it adds up more quickly than expected.

So, as you look toward 2026, the question is not, “Did I miss my chance?” Instead, it is, “Is this finally a market where I can move forward without feeling overwhelmed?”

For many buyers, the answer is yes.

The Market Is Challenging Yet More Manageable

It is important to acknowledge that the housing market is not suddenly easy. However, it is calmer compared to previous years.

Interest rates are projected to remain in the 6 percent range for most of 2026. Inventory is gradually improving, and sellers are becoming more willing to negotiate. Price growth has also slowed in comparison to the past few years.

While this may not sound thrilling, it is significant. A calmer market provides first-time buyers with something they have not had in a while: time. Time to think, ask questions, and make decisions without the pressure of losing a home within minutes.

This alone can transform the homebuying experience.

Understanding the Whole Picture Beyond Rates

Many first-time buyers fixate on mortgage rates, and understandably so, as rates influence monthly payments and are frequently covered in the news.

However, concentrating solely on rates can lead to unnecessary delays in making a purchase.

It is essential to remember that buying a home involves more than just the interest rate. Price, seller concessions, closing costs, loan structure, and future refinancing options all play a crucial role in the decision-making process.

In a market like 2026, buyers may have more flexibility than they realize. Some sellers may assist with closing costs, while certain builders might offer rate buydowns. Additionally, specific loan options can help lower initial payments.

A slightly higher rate with the right structure can sometimes place you in a better position than waiting indefinitely for an ideal number.

Down Payment Challenges and Misconceptions

Saving for a down payment remains a significant hurdle for many first-time buyers. However, many buyers mistakenly believe they need to put down 10 or 20 percent. In reality, numerous first-time buyers qualify with much less.

Some conventional loans allow as little as 3 percent down, while FHA loans typically require around 3.5 percent. VA and USDA loans may even permit zero down for eligible applicants.

There are also various assistance programs and grants available, but many individuals miss out on these opportunities because they do not consult a lender early enough.

This is a common mistake among first-time buyers: waiting until they feel “ready” to ask questions. Gaining knowledge often opens up options sooner than anticipated.

Exploring Flexible Mortgage Options

Another trend is the increasing flexibility in mortgage options.

Some first-time buyers are opting for adjustable-rate mortgages, knowing they may not stay in their homes long-term. Others are taking advantage of builder incentives to temporarily reduce payments in the early years.

While these options may not suit everyone and do come with trade-offs, they exist and can assist the right buyer in securing a home sooner without overextending their budget.

The key is to understand these options rather than fear them.

New Construction: A Surprising Opportunity for First-Time Buyers

This aspect often surprises many people.

Builders are currently motivated and may offer price reductions, closing cost credits, or rate buydowns. Additionally, townhomes are being constructed at higher rates than in the past, creating more affordable entry-level options.

In some cases, new construction can actually be more budget-friendly than older resale homes once incentives are taken into account.

Prepared buyers tend to recognize these opportunities first.

Being Prepared is Key in 2026

Every market rewards different strategies. Right now, being prepared is more crucial than being fast.

Preparation goes beyond getting pre-approved. It involves understanding your financial situation, knowing your comfort zone, and having a plan ready before the right home becomes available.

Successful buyers often start their journey earlier than they initially believe necessary. They do not rush; they simply want to avoid scrambling later.

Long-Term Benefits of Mortgage Under Management

Most lenders focus on guiding you to the closing table, and the relationship typically ends there.

At NEO Home Loans, we take a more comprehensive approach.

With our Mortgage Under Management program, we continue to work with you after your purchase. We monitor rates, track equity, and adjust strategies as your life evolves. This ongoing support is especially valuable for first-time buyers, as the early years of homeownership significantly influence future financial outcomes.

Your first home is not merely a purchase; it marks the beginning of your financial journey.

Is 2026 a Good Time to Buy Your First Home?

There is no one-size-fits-all answer.

However, 2026 presents an opportunity that has been lacking for some time: balance. More options, less chaos, and greater room to plan.

You do not need to wait for perfect timing. Instead, you need clarity and guidance to help you think long-term.

Start the Conversation Today

Buying your first home should not feel rushed or intimidating.

At NEO Home Loans powered by Better, our mission is to help you understand what is realistic, what is possible, and what makes sense for your unique situation.

If homeownership is on your mind this year, the best first step is not filling out an application. It is engaging in a conversation about your plan.

When you are ready, we are here to assist you.

Why NEO Home Loans Being a Top Workplace Matters for You

Mon, 02 Feb 2026 22:52:35 GMT

Choosing the Right Mortgage Partner in Irving, TX

When selecting a mortgage partner, it is essential to consider more than just rates or loan options. Trust plays a crucial role. You need a team that will guide you, advocate for your needs, and help you make informed financial decisions during one of life’s significant milestones.

This is why NEO Home Loans being recognized as a 2026 Scotsman Guide Top Workplace is important. This acknowledgment goes beyond internal recognition; it reflects the supportive environment we have intentionally cultivated. Our team is dedicated to providing clients in Irving with a superior mortgage experience from start to finish.

When the individuals managing your loan feel supported and respected, you notice the difference at every stage of the process.

Understanding the 2026 Scotsman Guide Top Workplaces Award

The Scotsman Guide Top Workplaces Award highlights mortgage companies that excel in workplace culture, employee satisfaction, and industry leadership. According to Scotsman Guide, these workplaces are evaluated across four critical areas: employee engagement, culture and leadership, career development and benefits, and industry reputation.

This recognition is based on genuine feedback and measurable indicators, rather than marketing claims. It showcases organizations that prioritize sustainable growth, strong leadership, and environments where professionals can thrive.

Exceptional Client Experiences Begin with Strong Teams

A robust workplace culture is not merely an internal benefit; it significantly influences your experience as a client. For over five years, NEO has concentrated on fostering a workplace where team members feel supported, encouraged to grow, and empowered to take initiative. When our mortgage advisors and support teams are aligned and valued, it reflects in how they serve you.

This translates to faster and more reliable execution, proactive communication at each step, advisors who are well-prepared and responsive, and teams that collaborate seamlessly on your behalf. Our staff is not overwhelmed or isolated; they are dedicated to doing what is best for you.

Measuring Success Differently for Your Benefit

At NEO, we do not define success by the number of loans closed. Instead, we measure it by how well we serve clients, how our teams support one another, and the long-term value created after closing. For you, this means your mortgage is viewed not as a one-time transaction, but as part of a larger financial journey.

Every client relationship at NEO follows a proven process that includes understanding your goals, clarifying financing options, executing through disciplined workflows, and positioning your home as a long-term financial asset. This approach allows us to guide you with confidence and clarity, free from pressure.

Technology Designed to Serve You

NEO Home Loans, powered by Better, integrates advanced technology with human guidance to create a more efficient and transparent mortgage experience. Our proprietary tools streamline the process, ensuring fewer surprises and clearer timelines.

For you, this means a loan process that progresses smoothly without compromising care or communication.

Your Advisors as True Partners

NEO operates on a partnership model, where our mortgage advisors are not driven to chase volume or push products. They have transparency into pricing and strategy, allowing them to focus on what is best for you. With centralized operations and a strong lead engine, our advisors can dedicate more time to advising rather than prospecting. This results in better recommendations, stronger advocacy, and a higher level of service throughout your homeownership journey.

A Culture that Extends Beyond Closing

Being recognized as a Top Workplace signifies more than just internal satisfaction. It reflects a culture built on trust, mentorship, and accountability. This culture is evident in how thoroughly clients are prepared before offers are made, how loans are managed through underwriting and closing, and how homeowners receive support long after the loan has funded.

At NEO, our relationship with you does not end at closing. We remain engaged to help you make informed decisions as your financial life evolves.

What This Recognition Means for You

The 2026 Scotsman Guide Top Workplace Award confirms what our clients in Irving experience daily: a team that cares, communicates clearly, and arrives prepared. For you, it means working with a mortgage partner that invests in its people, uses technology to simplify complexity, and provides guidance centered around your long-term success.

If you are seeking a mortgage experience that is clear, strategic, and focused on your financial future, we would be honored to assist you. Take the next step and connect with a NEO Home Loans advisor to experience the difference a people-first mortgage company can make.

What If Your Home Could Give You a $50,000 Raise Without Changing Jobs?

Thu, 29 Jan 2026 19:34:04 GMT

Transforming Your Home into a Cash-Flow Asset

Imagine if your home could significantly enhance your cash flow, making it feel as though you were earning tens of thousands of dollars more each year, all without taking on additional work or hours. While this may sound ambitious, it is essential to clarify that this is not a guarantee or a one-size-fits-all solution. Rather, it serves as an illustration of how, for certain homeowners, restructuring debt can lead to a notable improvement in monthly cash flow.

A Typical Scenario in Irving

Let’s consider a family in Irving, Texas, carrying around $80,000 in consumer debt. This may consist of a couple of car loans and several credit card balances—common expenses that can accumulate over time without overspending. When they calculated their total monthly payments, they found themselves sending approximately $2,850 out each month. With an average interest rate hovering around 11.5 percent, it became increasingly challenging for them to make any significant progress, even with consistent, on-time payments.

Restructuring Debt for Better Cash Flow

Instead of juggling multiple high-interest debts, this family decided to consolidate their existing obligations through a home equity line of credit (HELOC). In this case, an $80,000 HELOC with an interest rate of about 7.75 percent replaced their various debts with a single line of credit and one monthly payment. The new minimum payment settled around $516 per month, freeing up roughly $2,300 in monthly cash flow.

The Significance of $2,300 a Month

This $2,300 figure is crucial as it reflects after-tax cash flow. To generate an additional $2,300 each month from employment, most households would need to earn significantly more before taxes. Depending on tax brackets and state regulations, netting $27,600 annually often requires a gross income of nearly $50,000 or more. This illustrates the cash-flow equivalent of their strategy, rather than a literal salary increase.

What Made This Strategy Successful

The family did not elevate their lifestyle. They continued directing roughly the same amount toward their debts each month as before. The key difference was that the extra cash flow was now applied directly to the HELOC balance instead of being divided among multiple high-interest accounts. By maintaining this approach consistently, they managed to pay off the HELOC in about two and a half years, saving thousands in interest compared to their original debt structure. Their balances decreased more rapidly, accounts were closed, and their credit scores improved.

Important Considerations

This approach may not suit everyone. Utilizing home equity carries risks and requires discipline, along with long-term planning. Outcomes can vary based on factors like interest rates, property values, income stability, tax situations, spending habits, and individual financial goals. A home equity line of credit is not free money, and mismanagement can lead to further financial challenges. This example serves an educational purpose and should not be considered financial, tax, or legal advice. Any homeowner thinking about this strategy should assess their entire financial situation and consult with qualified professionals before making decisions.

The Key Takeaway

This example emphasizes that it is not about shortcuts or increased spending. It focuses on the importance of understanding how the structure of your debt impacts cash flow. For the right homeowner, a better financial structure can create breathing room, alleviate stress, and accelerate the journey toward becoming debt-free. Every financial situation is unique, but comprehending your options can be transformative. If you are curious about whether a strategy like this fits your circumstances, the first step is to gain clarity, not commitment.

More Than Just a Mortgage

Thu, 29 Jan 2026 19:19:15 GMT

Creating a Plan for Home Buying in 2026

In 2026, purchasing a home in Irving, TX, is less about chasing the ideal interest rate or waiting for a sudden market shift. It is about having a clear strategy.

Today’s buyers are navigating a landscape where interest rates are relatively stable, inventory is gradually improving, and negotiating power is shifting back to those who come prepared. The opportunity is real, but it favors those who act decisively with clarity and readiness.

This is why selecting the right mortgage partner is more important than ever.

At NEO Home Loans, we believe that a mortgage should serve as a valuable tool that not only aids in your immediate purchase but also helps build financial momentum long after the closing.

What It Takes to Succeed as a Buyer in 2026

The buyers who excel this year are not relying on luck or perfect timing. They are focusing on three key areas:

They have a clear understanding of their actual buying power. They are ready to act with confidence when the ideal home comes on the market. They craft smarter offers that sellers can trust.

This level of preparedness does not happen by chance; it is the result of diligent planning.

At NEO, we approach preparation differently.

More Than a Pre-Approval: Real Readiness

In 2026, a simple pre-approval is insufficient to make you stand out in the Irving market.

We begin with clarity rather than just paperwork. We help buyers look beyond surface estimates to grasp how their down payment, loan structure, credit strategy, and monthly budget interact. Instead of making guesses, you will understand real scenarios and outcomes before you submit an offer.

For many buyers, this preparation involves getting fully underwritten early in the process. This reduces uncertainty for sellers and positions your offer to compete with stronger buyers, including cash offers.

The objective is straightforward: when the right home becomes available, you are ready to move without hesitation.

Offer Strategy That Creates Leverage

Success in 2026 is less about bidding wars and more about demonstrating certainty.

Sellers are keenly aware of who can close smoothly, on time, and without unexpected issues. NEO assists buyers in structuring offers that achieve just that.

We collaborate closely with your real estate team to minimize friction, anticipate underwriting inquiries early, and eliminate unnecessary delays. This level of confidence can create negotiating power, even if your offer is not the highest on the table.

In a market where desirable homes continue to sell quickly, certainty is key.

Guidance Through Smarter Opportunities

Another advantage that well-prepared buyers have in 2026 is access to options that many overlook.

New construction is a prime example. Builders remain motivated and often provide incentives such as rate buydowns, closing cost credits, and flexible financing options. In some cases, new homes can be more affordable monthly than comparable resale properties.

At NEO, we guide buyers in evaluating these opportunities strategically rather than emotionally. We assess the total cost, long-term flexibility, and how each option aligns with your broader financial goals.

This is not about advocating for one path; it is about helping you identify the right one for you.

The NEO Way: Support Before, During, and After the Transaction

What sets NEO apart is that our relationship does not end once the transaction is complete.

We call it The NEO Way, designed to support you throughout the entire process of homeownership.

Before the transaction, we engage in discovery and planning. You gain clarity, confidence, and a strategy tailored to your life, not just the current market.

During the transaction, our Perfect Loan Process ensures clear and consistent communication. You will always be informed about what is happening, what comes next, and who is handling each aspect. Fewer surprises lead to smoother closings.

After the transaction, we maintain our connection through The NEO Experience. We assist you in managing your mortgage as an asset, monitoring equity growth, identifying savings opportunities, and planning future moves with purpose.

While most lenders simply close loans, we focus on building long-term partnerships.

Technology That Works for You

NEO Home Loans utilizes advanced technology that enhances your experience while ensuring you receive the personal guidance of a trusted mortgage advisor.

This technology streamlines document processing and scenario modeling, allowing your advisor to concentrate on what truly matters: understanding your goals, guiding your decisions, and helping you stay ahead.

The result is a mortgage experience that is quicker, simpler, and more transparent, without compromising the human touch or trust.

Why “More Than Just a Mortgage” Matters in 2026

Purchasing a home is one of the most significant financial decisions you will ever make.

In 2026, successful buyers are not merely getting approved; they are making informed choices, structuring smarter offers, and developing a plan that supports their future.

This is what “More Than Just a Mortgage” means at NEO.

It signifies preparation instead of pressure. Strategy instead of guesswork. A long-term plan rather than a one-time transaction.

Ready to Take the Next Step?

If buying a home is part of your 2026 plans, the optimal time to prepare is now, before market conditions compel you to rush.

At NEO Home Loans, we help you get ready early so you can act confidently when it matters most.

We do not chase the market. We help you win in it.