When a McKinney or Frisco purchase price sits above the conforming limit, the file changes. Nate Carver at ProLendingMortgage treats jumbo as a reserve and asset conversation first, then shops lenders that will actually read the income story.
A teaser rate without reserves is not a plan. The first call should put the hard questions on the table.
Reserves are not optional decoration
Jumbo overlays often want more months of reserves than a conforming purchase. Retirement accounts, taxable brokerage, and cash each count differently. Bring statements early. Large recent deposits need a source before underwriting, not after the appraisal is ordered.
Gift funds can help the down payment and still leave a reserve hole. Map both before you pick a contract date.
Income that is not a single W-2
Self-employed buyers, RSU vesting, and bonus-heavy W-2 files are common in Collin County. Some jumbo desks want a two-year average. Some haircut RSUs. Nate names the overlay instead of promising a payment that only works at one desk.
If last year’s write-offs crushed qualifying income, say that on day one. Bank-statement overlays are a separate lane when the return is thin and the deposits are consistent.
Property type still matters
Condos, new construction, and unique properties can narrow the jumbo list further. HOA warrantability and builder delays belong in the same folder as the asset statements. A strong reserve file on a non-warrantable building is still a stalled file.
Refinance jumbo is a different math
Cash-out and rate-and-term jumbo refinances have their own seasoning and combined loan-to-value rules. Bring the current statement and the reason you want to change the note. If the equity plan only works with a perfect appraisal, say that before anyone spends money.
What to bring
Asset statements, income documents, a target payment with taxes and insurance included, and the property type you are shopping. If RSUs or business income are in play, bring the grant schedule or returns so the lender list is honest on day one.
The point is a jumbo file that clears underwriting in McKinney, Frisco, or Prosper, not a rate screenshot that ignores reserves.
If you are comparing two jumbo quotes, ask Nate to hold taxes, insurance, and reserve assumptions constant across both. That is usually where the cheaper looking rate stops looking cheap. Bring questions about lock length and appraisal timing in the same meeting so the file plan matches the contract timeline. Write down the reserve target before anyone orders the appraisal. If the asset mix includes RSUs or business cash, ask which accounts count toward reserves at the desks Nate is shopping so you are not surprised mid-underwrite. A clean asset map on day one is faster than fixing large-deposit questions after the contract is already live in McKinney.
Call (972) 832-5761 or visit natecarver.com to walk the file before you tour. Nate Carver, NMLS #2004738. ProLendingMortgage, LLC. Equal Housing Lender. All loans subject to credit approval. Programs and guidelines can change. This is not a commitment to lend.