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Elzie K Felton Realtor

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Georgetown, TX
Elzie K Felton Realtor

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Register for Real Estate Made EASY with Elzie 🏠
https://elziefelton.com/register-for-free-seminar/ Elzie K. His philosophy is “Do It Right The First Time!”

Felton is an established Real Estate Agent with Keller Williams Realty. By nature, a listener who aims to serve, Elzie balances his results-oriented philosophy with attentiveness and compassion. Elzie developed a niche market working with first-time home-buyers and active and retired military personnel. He also guides elderly homeowners who are exploring downsizing or relinquishing home ownership. Elzie is passionate about helping others and is inspired to accomplish his clients' desired goals in an efficient, timely manner. He will provide you with expert guidance so you can feel accomplished that you made the right decision with your smooth real estate transaction.

11/06/2026

🏡 HOMEOWNERSHIP MAY BE CLOSER THAN YOU THINK!

💰 ONLY $177,000!

📍 124 Peony Lane | Jarrell, TX

Looking for a place to call home without purchasing more space than you need?

This detached condominium offers:

✅ 3 Bedrooms | 2 Bathrooms
✅ 1,211 Sq. Ft.
✅ Single-Story Living
✅ Open-Concept Floor Plan
✅ Granite Countertops
✅ Fenced Backyard
✅ HOA Only $26 Monthly!

Whether you're purchasing your first home or considering downsizing, this property deserves a closer look!

📞 Interested? Let's talk!

Elzie K. Felton, REALTOR®
Keller Williams Realty – Lone Star
📱 512-906-6659

Helping you make informed decisions before you ever sign a contract.

✅ “Interested in this home? Contact your REALTOR® to schedule a private showing, or call me for additional property information!”

11/06/2026

DAY 54 – DAILY REAL ESTATE EDUCATION
CAN YOU BUY A HOME IF YOU ARE SELF-EMPLOYED?

Are you a business owner, independent contractor, consultant, or freelancer who dreams of purchasing a home?
Perhaps you've been told that qualifying for a mortgage is difficult because you don't receive a traditional W-2 paycheck.

HERE'S SOMETHING YOU NEED TO KNOW!
Being self-employed does NOT automatically disqualify you from purchasing a home!
However, mortgage lenders evaluate self-employed income differently from traditional employment income.

HERE ARE THREE THINGS YOU SHOULD UNDERSTAND:
1. Your income history matters.
Lenders generally want to see a history of stable, reliable income. While two years of self-employment is commonly preferred, exceptions may apply.

2. Your tax returns tell an important story.
Business owners often take legitimate tax deductions that reduce their taxable income.
But did you know those deductions may also affect how much income a lender can use to qualify you for a mortgage?

3. You may have more financing options than you realize.
Depending on your circumstances, FHA, conventional, VA, USDA, or certain alternative mortgage programs may offer opportunities.

BUT HERE'S THE QUESTION:
Which financing option makes the most sense for YOUR situation?
That's where having the right professionals involved becomes important.

DON'T ASSUME YOU CANNOT PURCHASE A HOME JUST BECAUSE YOU WORK FOR YOURSELF!
Before you give up on homeownership, let's have a conversation.
I'll help you understand the homebuying process and connect you with a knowledgeable mortgage professional who can evaluate your financing options.

Call or text me at 512-906-6659.
You may be closer to homeownership than you think!

THE REAL ESTATE GRILLZ
Elzie K Felton, Realtor®
Keller Williams Realty – Lone Star
🌐 ElzieFelton.com
512-906-6659

11/05/2026

DAY 53 – DAILY REAL ESTATE EDUCATION
CAN YOU BUY A HOME IF YOU HAVE RECENTLY CHANGED JOBS?
YOU DO NOT NECESSARILY HAVE TO WORK FOR THE SAME EMPLOYER FOR TWO YEARS TO QUALIFY FOR A MORTGAGE!

1. WHY LENDERS CARE ABOUT YOUR EMPLOYMENT HISTORY?
To determine:
How long you've been employed.
Income is stable and reliable.
Have you recently changed jobs or industries.
Determine significant employment gaps.
Is income is expected to continue.

2. FHA LOANS
Lenders generally review the borrower's most recent two years of employment.
Changing employers does not automatically disqualify a borrower.
Employment gaps require additional documentation or explanation.

3. CONVENTIONAL LOANS
Fannie Mae guidelines:
Lenders document and evaluate employment and income history.
A two-year history of employment and income is recommended.
Recent job change may be acceptable when income can be properly verified.

4. VA LOANS
VA guidelines:
Evaluate employment history and income stability.
Employment history, training, education, and the nature of the new position may help establish income stability.
Lenders determine whether qualifying income is reliable and reasonably expected to continue.
WHAT ABOUT VETERANS TRANSITIONING INTO CIVILIAN EMPLOYMENT?
The lender will evaluate the new employment, income documentation, and applicable underwriting requirements.

5. USDA LOANS
USDA guidelines:
Generally review employment and income history.
A change in employment does not automatically disqualify a borrower.
Lender determine that income is stable, dependable, and reasonably expected to continue.

6. GAP IN YOUR EMPLOYMENT HISTORY?
The lender want to know:
Why you were unemployed.
How long you were out of work.
Have you returned to stable employment.
Income meets the mortgage program's requirements.

7. WHAT IF YOU ARE SELF-EMPLOYED?
Self-employment income is generally evaluated differently from traditional salaried employment.
Lenders require a history of self-employment income supported by tax returns and other documentation.

8. SHOULD YOU CHANGE JOBS WHILE PURCHASING A HOME?
Even though changing jobs does not automatically disqualify you from purchasing a home, changing employment during the mortgage process can create complications.
Closing could be delayed, or your loan approval could be affected.

9. WHAT DOCUMENTS MIGHT YOUR LENDER REQUEST?
Recent pay stubs.
W-2 forms.
Federal income tax returns, when applicable.
Employment verification.
An employment offer letter or contract.
Documentation explaining employment gaps.

As your Realtor, my responsibility is to help you understand the homebuying process, and prepare you to make informed decisions.

THE REAL ESTATE GRILLZ – WHERE REAL ESTATE EDUCATION COMES FIRST!

Elzie K Felton, Realtor®
Keller Williams Realty – Lone Star
📞 512-906-6659
🌐 ElzieFelton.com
I turn confusion into clarity, stress into confidence, and houses into homes.
Helping you make informed decisions before you ever sign a contract.

11/04/2026

THE REAL ESTATE GRILLZ

CAN YOU BUY A HOME IF YOU DON'T HAVE MONEY SAVED FOR A DOWN PAYMENT?

I HAVE SOME NEWS THAT MAY SURPRISE YOU!

YOU DO NOT NECESSARILY NEED 20% DOWN TO BECOME A HOMEOWNER!

Depending on your qualifications, you may qualify for a mortgage with little or no down payment.

1. VA LOANS

VA guidelines:

Eligible buyers may qualify for 100% financing.

No down payment is generally required when the purchase price does not exceed the property's appraised value and other requirements are met.

2. USDA LOANS – ANOTHER ZERO-DOWN-PAYMENT OPTION!

USDA Guaranteed Loan Program:

Eligible buyers may qualify for 100% financing.

No down payment is generally required.

The property must be located in a USDA-eligible area.

Household income limits and other program requirements apply.

3. FHA LOANS

Under FHA guidelines:

Qualified borrowers with credit scores of 580 or higher may be eligible for a minimum down payment of 3.5%.

Borrowers with scores between 500 and 579 may be eligible with at least 10% down, subject to lender requirements.

4. CONVENTIONAL LOANS – AS LITTLE AS 3% DOWN!

Certain conventional mortgage programs let eligible borrowers buy with as little as 3% down.

5. DOWN PAYMENT ASSISTANCE

ARE PROGRAMS DESIGNED TO HELP QUALIFIED BUYERS WITH DOWN PAYMENTS AND CLOSING COSTS!

Some programs offer assistance through grants, forgivable loans, or second mortgages.

In Texas, programs are offered through organizations such as the Texas State Affordable Housing Corporation (TSAHC) and the Texas Department of Housing and Community Affairs (TDHCA).

IMPORTANT: Not every assistance program provides free money.

6. WHAT ABOUT CLOSING COSTS?

You still have expenses.

Appraisal fees

Home inspection fees

Lender fees

Title-related expenses

Prepaid homeowners insurance

Property tax and escrow deposit

On some mortgage programs and transactions, expenses may be covered by:

Seller concessions

Lender credits

Eligible gift funds

Down payment or closing cost assistance programs

7. DOES ZERO DOWN MEAN ZERO MONEY OUT OF POCKET?

Even when a mortgage requires no down payment, buyers still need funds for earnest money, an option fee, inspections, moving expenses, or other costs.

Some expenses may be credited toward the transaction or reimbursed at closing.

THAT'S WHY PLANNING IS SO IMPORTANT!

8. SHOULD YOU PURCHASE A HOME WITHOUT SAVINGS?

You should consider having money available for:

Unexpected repairs

Maintenance

Emergencies

Moving expenses

Future household needs

MY GOAL IS NOT SIMPLY TO HELP YOU PURCHASE A HOME.

MY GOAL IS TO HELP YOU PURCHASE A HOME YOU CAN AFFORD TO KEEP!

As your Realtor, I believe the homebuying process should begin with education, not pressure.

THE REAL ESTATE GRILLZ – WHERE REAL ESTATE EDUCATION COMES FIRST

Elzie K Felton, Realtor

Keller Williams Realty – Lone Star

📞 512-906-6659

🌐 ElzieFelton.com

I turn confusion into clarity, stress into confidence, and houses into homes.

11/03/2026

🏡 THINKING ABOUT SELLING? START HERE.

Before you spend money on improvements or choose an asking price, start with a plan.

🔑 KNOW YOUR COMPETITION Review nearby homes that have sold and the homes buyers can choose from today.

🔑 PREPARE WITH PURPOSE Cleaning, decluttering, and addressing noticeable maintenance can help your home show well. Discuss larger projects before spending—you may not recover every dollar.

🔑 PRICE WITH A STRATEGY Your asking price should reflect your home’s condition, location, and competing properties.

🔑 UNDERSTAND YOUR POTENTIAL PROCEEDS Your sale price and the amount you take home are different. Review your mortgage payoff, selling expenses, and possible concessions.

🔑 PLAN YOUR NEXT MOVE Whether you’re buying again, downsizing, or relocating, coordinate your timing before listing.

My role is to help you understand your options and build a selling plan around your goals.

📩 Message me “SELL” to start the conversation.

Elzie K Felton, Realtor® Keller Williams Realty – Lone Star 📞 512-906-6659 🌐 ElzieFelton.com

Your Real Estate Educator & Advocate Helping you make informed decisions before you ever sign a contract.

11/03/2026

30 Families. 30 Turkeys. 30 Opportunities to Share God's Love.

Thanksgiving is approaching, and while many of us are planning our holiday celebrations, some families are wondering how they will put a Thanksgiving meal on their tables.

This year, I am reaching out to our community with a simple mission: Help 30 families enjoy a Thanksgiving dinner in their own homes.

Our goal is to provide each family with a turkey and an aluminum roasting pan. Other generous donors are providing the side dishes.

❤️ WILL YOU HELP US REACH OUR GOAL?

You can make a difference by donating a turkey, a roasting pan, or making a financial contribution toward purchasing these items.

📅 Donation Deadline: November 20, 2026

🦃 Family Distribution: By November 23, 2026

"For I was an hungred, and ye gave me meat..." — Matthew 25:35 (KJV)

You may never sit at their table, but your kindness can help make their Thanksgiving possible.

11/03/2026

DAY 51 – DAILY REAL ESTATE EDUCATION
CAN YOU BUY A HOME IF YOU HAVE A HIGH DEBT-TO-INCOME RATIO?
HAVING DEBT DOES NOT AUTOMATICALLY DISQUALIFY YOU FROM PURCHASING A HOME!
One of the most important factors lenders evaluate is your Debt-to-Income Ratio (DTI).

1. WHAT IS YOUR DEBT-TO-INCOME RATIO?
Your debt-to-income ratio measures how much of your gross monthly income goes toward paying your monthly debt.
Lenders calculate DTI using your income before taxes and other deductions.
Example:
You earn $6,000 per month before taxes.
Your monthly obligations are:
Car payment: $500
Credit card payment: $200
Student loan payment: $300
Rent: $1,500
MONTHLY DEBT: $2,500
Divide $2,500 by $6,000.
Your debt-to-income ratio would be approximately 41.7%.
Approximately 41.7% of your gross monthly income would go toward these monthly debt obligations.

2. FHA LOANS
FHA guidelines:
A commonly referenced benchmark is 31% for housing expenses and 43% for total monthly debts.
Higher ratios may be permitted depending on the underwriting method, credit profile, and other qualifying factors.

3. CONVENTIONAL LOANS
Fannie Mae guidelines:
Manually underwritten loans generally have a maximum total DTI of 36%, which may increase to 45% when applicable requirements are met.
Loans evaluated through Desktop Underwriter may permit a total DTI of up to 50%.

4. VA LOANS
VA guidelines:
A 41% debt-to-income ratio is an important underwriting benchmark.
Exceeding 41% does not automatically disqualify a borrower.
Lenders evaluate residual income—the money remaining after monthly obligations and expenses.

5. USDA LOANS
USDA guaranteed loan program:
Standard repayment ratios are generally 29% for housing expenses and 41% for total monthly debts.
Higher ratios may be considered under applicable underwriting rules.

6. HOW CAN YOU IMPROVE YOUR DEBT-TO-INCOME RATIO?

Pay down monthly debt.
Avoid new debt.
Review income documentation.
Consider a different purchase price.
Explore different mortgage programs.

7. DOES A HIGH DTI MEAN YOU SHOULD PURCHASE A HOME?
QUALIFYING FOR A MORTGAGE AND BEING FINANCIALLY COMFORTABLE WITH THE PAYMENT ARE TWO DIFFERENT THINGS!
Consider:
Your household expenses
Emergency savings
Home maintenance
Future financial obligations
Are you comfortable with the monthly payment

My goal is to help you purchase a home you can comfortably afford and enjoy!
REMEMBER!
YOUR DEBT-TO-INCOME RATIO IS AN IMPORTANT PART OF THE MORTGAGE PROCESS, BUT IT DOES NOT ALWAYS DETERMINE WHETHER HOMEOWNERSHIP IS POSSIBLE!

Education is where the journey begins.
My responsibility is to help you understand the homebuying process and ask the right questions.

THE REAL ESTATE GRILLZ – WHERE REAL ESTATE EDUCATION COMES FIRST!
Elzie K Felton, Realtor
Keller Williams Realty – Lone Star
📞 512-906-6659
🌐 ElzieFelton.com
I turn confusion into clarity, stress into confidence, and houses into homes.
Helping you make informed decisions before you ever sign a contract.

11/02/2026

The wooden framing is going up, walls are taking shape, and the rooms that once existed only on a floor plan are becoming a reality!

The framing stage is when the home's structural framework becomes visible. It's also an opportunity to understand the layout, room dimensions, window placements, and other important details before construction progresses.

And here's where having your own REALTOR can make a difference!

As your REALTOR, I help you:

✅ Stay informed about construction milestones.

✅ Maintain communication with the builder.

✅ Understand important questions to ask during construction.

✅ Discuss opportunities for independent inspections.

✅ Prepare for the next steps toward closing.

Remember, the builder is responsible for constructing the home. Your REALTOR is there to help represent your interests throughout the purchasing process.

I'm excited to continue sharing my clients' journey as their December closing approaches!

11/02/2026

DAY 50 – DAILY REAL ESTATE EDUCATION
CAN YOU BUY A HOME IF YOU HAVE A BANKRUPTCY IN YOUR PAST?

BANKRUPTCY DOES NOT AUTOMATICALLY DISQUALIFY YOU FROM PURCHASING A HOME!
Your financial past does not necessarily determine your financial future!

1. FHA LOANS – A SECOND CHANCE AT HOMEOWNERSHIP
Chapter 7 Bankruptcy:
Generally, at least TWO YEARS must pass from the bankruptcy discharge date before you can access FHA financing.
In limited circumstances involving documented extenuating circumstances, they may consider a shorter period.
The borrower must demonstrate that their financial situation has improved and that they have reestablished satisfactory credit.
Chapter 13 Bankruptcy:
FHA financing may be possible while the repayment plan is still active.
Generally, at least 12 months of the repayment period must have elapsed.
Payments must have been made satisfactorily, and required court permission must be obtained.

2. CONVENTIONAL LOANS – UNDERSTANDING THE WAITING PERIODS
Fannie Mae guidelines:
Chapter 7 Bankruptcy:
FOUR YEARS from the discharge date.
A TWO-YEAR waiting period may apply when qualifying extenuating circumstances are documented.
Chapter 13 Bankruptcy:
TWO YEARS from the discharge date.
FOUR YEARS from the dismissal date.

3. VA LOANS – OPPORTUNITIES FOR ELIGIBLE MILITARY HOMEBUYERS
Chapter 7 Bankruptcy:
Generally, TWO years following discharge is used when evaluating satisfactory credit.
Chapter 13 Bankruptcy:
At least 12 months of satisfactory payments.
Required approval from the bankruptcy court or trustee must be obtained.
Individual lenders may have additional requirements.

4. USDA LOANS – HOMEOWNERSHIP IN ELIGIBLE COMMUNITIES
Under the USDA guaranteed loan program:
Chapter 7 Bankruptcy:
A bankruptcy discharge within the previous THREE YEARS generally requires additional credit evaluation and may affect automated underwriting eligibility.
Chapter 13 Bankruptcy:
A borrower with an active repayment plan may be considered under applicable USDA underwriting requirements.
A satisfactory payment history and any required court or trustee permission are important.

5. WHAT SHOULD YOU DO AFTER BANKRUPTCY?
Review your credit reports.
Pay your bills on time.
Avoid unnecessary debt.
Develop a savings plan.
Speak with a knowledgeable mortgage lender.

REMEMBER!
BANKRUPTCY MAY BE A CHAPTER IN YOUR FINANCIAL STORY, BUT IT DOESN'T HAVE TO BE THE FINAL CHAPTER OF YOUR HOMEOWNERSHIP DREAM!

As your Realtor, my responsibility is to help educate you about the homebuying process and answer your real estate questions.

Don't allow yesterday's financial challenges to prevent you from learning about tomorrow's opportunities!
THE REAL ESTATE GRILLZ – WHERE REAL ESTATE EDUCATION COMES FIRST!
Elzie K Felton, Realtor

Keller Williams Realty – Lone Star
📞 512-906-6659
🌐 ElzieFelton.com
I turn confusion into clarity, stress into confidence, and houses into homes.
Helping you make informed decisions before you ever sign a contract.

11/01/2026

DAY 49 – DAILY REAL ESTATE EDUCATION
CAN YOU BUY A HOME IF YOU HAVE A LOW CREDIT SCORE?

YOUR CREDIT SCORE IS IMPORTANT, BUT IT DOESN'T ALWAYS TELL YOUR ENTIRE FINANCIAL STORY!
Let's examine four common financing options.

1. FHA LOANS – OPTIONS FOR BUYERS WITH LOWER CREDIT SCORES
Under FHA guidelines:
A credit score of 580 or higher may qualify you for the minimum 3.5% down payment.
A credit score between 500 and 579 may qualify under FHA guidelines with at least 10% down.
BUT HERE'S SOMETHING IMPORTANT!
Because FHA guidelines allow certain credit scores doesn't mean every lender will approve them.

2. CONVENTIONAL LOANS – DON'T AUTOMATICALLY RULE THEM OUT
Some conventional loan programs offer down payments as low as 3% for eligible buyers.
For manually underwritten conventional loans, a minimum credit score of 620 generally applies.
Under some automated underwriting options, there may be no fixed minimum credit-score requirement, although the overall application must meet underwriting standards.

3. VA LOANS – OPPORTUNITIES FOR ELIGIBLE MILITARY HOMEBUYERS
The VA does not establish a universal minimum credit score for its guaranteed home loans
Individual lenders may have their own credit-score requirements.
Lenders evaluate your credit history, income, debts, and ability to repay.
REMEMBER: A lower credit score does not automatically eliminate your VA loan opportunities.

4. USDA LOANS
There is no universal minimum credit score established by USDA.
Lenders evaluate credit history and repayment ability.
Some lenders may require higher credit scores than USDA itself specifies.
Eligible buyers may qualify for 100% financing, meaning no down payment is required.

5. WHY DOES YOUR CREDIT SCORE MATTER?
Your credit profile can affect:
• Your interest rate
• Your monthly mortgage payment
• Your mortgage insurance costs
• Your available loan programs
• Your overall purchasing power
Improving your credit before purchasing may save you money over the life of your mortgage.

6. WHAT SHOULD YOU DO IF YOUR CREDIT SCORE IS LOW?
Review your credit reports for errors.
Make your payments on time.
Work toward reducing credit card balances.
Avoid opening unnecessary new credit accounts.
Speak with a knowledgeable mortgage lender.

HERE IS WHAT I WANT YOU TO REMEMBER!
YOUR CURRENT CREDIT SCORE DOES NOT HAVE TO DETERMINE YOUR FUTURE!
You may qualify today, or you may need a plan to strengthen your financial position before purchasing.

As your Realtor, I believe education should come before obligation. My responsibility is to help you understand the buying process, connect you with qualified professionals, and prepare you to make informed decisions.

THE REAL ESTATE GRILLZ – WHERE REAL ESTATE EDUCATION COMES FIRST!
Elzie K Felton, Realtor
Keller Williams Realty – Lone Star
📞 512-906-6659
🌐 ElzieFelton.com

I turn confusion into clarity, stress into confidence, and houses into homes.
Helping you make informed decisions before you ever sign a contract.

Address

1003 South Austin Avenue
Georgetown, TX
78626

Opening Hours

Monday	9am - 7:15pm
Tuesday	9am - 7:15pm
Wednesday	9am - 7:15pm
Thursday	9am - 7:15pm
Friday	9am - 7:15pm
Saturday	9am - 7:15pm

Website

http://elziefelton.com/, https://elziefelton.com/register-for-seminar/

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