Complimentary Mortgage Review · Texas Homeowners

You've settled into your home. Let's check in on your mortgage.

Your home and finances may have changed since closing. Property taxes, homeowners insurance, escrow adjustments, and even your original financing terms can affect your monthly payment. A complimentary mortgage checkup can help you understand where things stand today.

No pressure. No obligation. No credit pull.

Hi, I'm Shalanda Smith.

I'm a Texas mortgage broker with more than 20 years of experience. I've always believed homeowners deserve guidance long after they've received their keys.

Whether your payment has changed or you simply want a second set of eyes on your mortgage, I'm happy to help you understand your options.

No sales pitch. Just straightforward mortgage guidance.

What can change after closing

Not every homeowner runs into these, but they're the most common reasons a payment changes in the first few years after buying a newly built home.

Property taxes can catch up

On a newly built home, the first tax bill may be based on the lot before the house was finished. Once the appraisal district values the completed home, the tax bill can rise, and an escrowed payment may rise with it.

Escrow shortages happen

Escrow is the account your loan servicer uses to pay your taxes and insurance. If those bills come in higher than estimated, the account can run short, and you may receive a notice asking you to pay the difference, accept a higher payment, or both.

Insurance premiums can climb

Many Texas homeowners have seen insurance renewals go up. If your premium is paid through escrow, a higher renewal can show up in your monthly payment.

If you had a temporary buydown

Some buyers received a temporary buydown (such as a 2-1) that lowers the rate for the first year or two. When it ends, the payment steps up to the full note rate. If that applies to you, it's worth confirming your current payment still fits.

Quick reminder: Have you filed your homestead exemption? For a primary residence, it can lower the taxable value of your home, and it's easy to miss in the shuffle of moving in. Filing is free through your county appraisal district.

How the review works

Tell me what's going on

Share a few details in the short form below. It takes about a minute.

I take a look

I'll reach out personally. If a closer review would help, I'll explain what to gather and how to share it securely.

We talk it through

A quick conversation in plain English: what's happening, why, and what options (if any) are worth considering.

Questions people ask

Does this cost anything?+

No. The review is complimentary, and there's no obligation to do anything afterward.

Will you pull my credit?+

No credit pull is required for the initial review. If we ever discuss a new loan, I'll ask your permission first.

Do I have to refinance?+

No. Sometimes the answer is "you're in good shape," "call your appraisal district," or "shop your insurance." The goal is to help you understand your mortgage, not to sell you a new one.

My loan came through my builder's preferred lender. Can you still help?+

Yes. I can review your mortgage no matter who originally financed your home or who services your loan today. I'm an independent mortgage broker and am not affiliated with any homebuilder.

I moved and rent the house out now. Is this still for me?+

Yes. Many military families PCS and keep their home as a rental. I can review the loan on the rental and talk through options for your next purchase.

What happens to my information?+

It's used only to respond to your review request. It's never sold, and you won't be added to ongoing marketing unless you choose to opt in. Please don't send financial documents through this form — if they're needed, I'll provide a secure way to share them.