Your Land. Your Lender. Since 1993.

Rural land loans for Texas ranches, farms, and agricultural operations. Local expertise. Honest terms.

Independent Texas Mortgage Broker — NMLS #217672

Get Your Rate Quote Call 888-484-1256

What We Finance

From working ranches to weekend retreats — we specialize in the loans other lenders won't touch.

Why FSCAP

Independent Broker Model

We shop your deal across multiple investors and lenders — not locked into one institution's rate sheet. You get the best rate and terms for your specific situation.

30+ Years of Rural Expertise

Since 1993, we've specialized in the complexities that make banks turn away rural deals: ag exemptions, mineral reservations, water rights, and non-standard appraisals.

Relationship-Driven Service

You talk to Dan, not a call center. Family-operated, BBB A+ rated, and committed to giving every borrower an honest assessment — even if that means sending you elsewhere.

How It Works

  1. Tell Us About Your Property — Call or fill out our quick form.
  2. We Shop Your Deal — We present your scenario to multiple lenders and investors.
  3. Get Your Options — Clear options, no pressure, no hidden fees.
  4. Close With Confidence — We handle the paperwork and coordination.
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Serving All of Texas

First Source Capital Mortgage serves rural property buyers across the entire state of Texas. Whether you're buying land in the Hill Country, the Panhandle, East Texas piney woods, the Permian Basin, or the Rio Grande Valley, we have lending relationships that cover every county. Our headquarters are in Lubbock, but our borrowers span from Texline to Brownsville and everywhere in between.

We specialize in properties that traditional lenders struggle with: large-acreage tracts where the land value exceeds the home value, properties with agricultural exemptions, mineral rights complications, water rights issues, and non-standard improvements like barndominiums, metal buildings, and equestrian facilities.

True 30-Year Fixed-Rate Loans

Unlike Farm Credit cooperatives and local banks that typically offer balloon notes requiring refinancing every 5–15 years, FSCAP provides true 30-year fully amortizing fixed-rate loans for rural Texas property. Your payment at year 1 is your payment at year 30. No balloon. No forced refinance. No interest rate risk transferred to you.

This matters because rural land buyers often plan to hold their property for decades — or pass it to the next generation. A balloon note forces you back to the closing table every 10 years, paying thousands in refinance costs and accepting whatever rates exist at that time. Our 30-year fixed eliminates that uncertainty entirely.

Meet Dan Cunyus

Dan founded First Source Capital Mortgage in 1993 and has spent over three decades building relationships with rural Texas property buyers. His deep understanding of farm & ranch lending, rural appraisal challenges, agricultural exemptions, and the unique complexities of financing country property makes him the go-to expert for borrowers who have been turned down elsewhere.

NMLS #218025 | BBB A+ Rated | 30+ Years Experience | President, First Source Capital Mortgage, Inc.

From Our Blog

Ready to Talk Land?

No obligation. Call us, email us, or start your application online. We'll give you an honest assessment of your financing options — even if that means sending you elsewhere.

First Source Capital Mortgage, Inc. | NMLS #217672 | Equal Housing Lender