Blair J. Beard, NMLS 333632

09/02/2026

🏡 Another Dream Taking Shape at Travis Club.

Congratulations to our clients on closing the financing for their beautiful custom home in Travis Club, one of the premier private golf and lake communities in the Texas Hill Country.

This incredible home will be brought to life by Cedar & Oak Homes, a full-service design studio specializing in custom homes, where thoughtful design and exceptional craftsmanship come together to create truly one-of-a-kind residences.

The timing couldn't be better. As Travis Club celebrates the grand opening of its championship golf course this weekend, our clients are breaking ground on a home that will grow alongside one of Central Texas' most anticipated luxury communities. It's exciting to see both the community and this incredible home begin their next chapter at the same time.

Every custom home has its own vision, and every construction loan requires a financing strategy tailored to the client's goals. Helping clients finance custom homes from blueprint to move-in is one of the most rewarding parts of what I do.

A sincere thank you to our clients, the Cedar & Oak team, and everyone involved in bringing this dream to life. I can't wait to watch this home take shape over the coming months.

07/23/2026

Another Custom Home Funded. 🏡

Excited to help another incredible custom home get underway.
This stunning residence in Spanish Oaks was designed by Kai Geschke Group and is being brought to life by Texas Sage Custom Homes. It's an honor to help finance projects of this caliber with a construction loan built specifically for luxury custom homes.

At Flagstar, our One-Time Close Construction Loan gives clients flexibility that many lenders simply can't match.

Highlights include:
✔ Financing up to $10 million
✔ Loan-to-value based on the completed appraised value
✔ One-Time Close with no requalification at completion
✔ Free rate float-down when construction is complete
✔ No points
✔ Departure residence is not counted in the debt to income ratios
✔ Build terms up to 36 months
✔ Rate Relationship pricing discounts up to 1.125%
✔ Portfolio underwriting designed for complex luxury transactions

When you're building a one-of-a-kind home, the financing should be just as thoughtfully designed as the home itself.

Congratulations to everyone involved in another incredible project!

Architect: Kai Geschke Group
Builder: Texas Sage Custom Homes

If you're a builder, architect, Realtor, or buyer planning a luxury custom home, I'd love to show you how our portfolio construction financing can help make your next project possible.

07/18/2026

Another great week in the books!

This week we had the privilege of helping three clients achieve three very different real estate goals, representing $6,505,000 in closed loan volume.

🏡 Luxury Custom Home Purchase
🏡 Luxury Portfolio Purchase
🏗️ Custom Hillside Construction Project

Every loan required a different strategy. That's what makes portfolio lending so rewarding. It's not about fitting borrowers into a standard box—it's about understanding the story behind each transaction and finding the right financing solution.

Whether you're financing a luxury purchase, building your dream home, or navigating a complex financial scenario, having the right lending partner can make all the difference.

A sincere thank you to the Realtors, builders, title partners, and clients who trusted me to be part of these transactions.

Here's to another great week—and to helping even more families and investors achieve their goals.

Blair J. Beard
Senior Loan Advisor | Flagstar Home Loans
NMLS #333632

07/18/2026

06/18/2026

Financing Success Story

Not every construction lender is the same.

We recently closed financing for a custom home where the borrower had owned the lot for less than one year and had only put 25% down when purchasing the property.

Project Snapshot:

📍 Lot Value: $867,500
🏡 Build Cost: $2,200,000
📈 As-Completed Appraised Value: $4,350,000

Because we were able to utilize the future as-completed value, the borrower was able to leverage the substantial equity created by the appraisal, roll closing costs into the financing, and avoid bringing a large amount of additional cash to closing.

Program Highlights:

✅ One-Time Close Construction Loan
✅ No Lot Seasoning Requirement
✅ As-Completed Value Used for Financing Structure
✅ Closing Costs Financed Through Project Equity
✅ Interest-Only Payments During Construction
✅ No Requalification at Completion
✅ Free Rate Float-Down Option

For builders, this can be a game changer when working with clients who have recently purchased land but don’t want to tie up unnecessary cash before construction begins.

If you’re a builder or borrower looking for a lending partner that understands custom construction financing, let’s connect

04/17/2026

West of Weird Luxe Tour – Wrap Up

Another strong morning just west of Austin and away from the weirdness.

We had a great group out this week hitting some incredible luxury properties across Bee Cave + Lakeway — a mix of new-to-market and off-market opportunities that continue to show how active and creative this market is right now.

Big thanks to everyone who came out, connected, and shared insights along the way. The conversations were just as valuable as the homes — from builder trends to buyer demand shifting toward more custom, lifestyle-driven properties.

And as always… we wrapped with a little content capture + strategy, because if you’re not telling the story, you’re missing the opportunity.

📍 Highlights:

* Strong turnout of agents + builders
* $2M+ inventory with standout design + views
* Great discussion around custom builds + financing strategies
* Solid networking (and a few deals already in motion…)

If you haven’t joined us yet — come see what it’s about.
We’re building something different out here.

Next stop: even better lineup.

12/19/2025

Excited to close another Second-Home loan today at The Shores at South Padre Island 🌊
👉 https://theshoresspi.com/

This one was financed using our Private Client Group One-Time Close Construction program — giving the borrower a single closing, one set of closing costs, and the ability to roll construction and permanent financing into one streamlined loan. No re-qualifying at completion, the ability to float down if rates improve, and a smoother process for everyone involved.

Proud to partner with W.M. Burns Construction on this project
👉 https://www.wmburns.com/

Deals like this highlight why portfolio lending matters — not every strong self-employed borrower fits a box, and when a loan makes sense, we know how to structure it.

Congrats to the client and team on a great closing.

12/17/2025

🏗️ Just Closed: One-Time Close Construction Loan 🏡 On a $1,560,000 project

Another custom home project officially closed and ready to break ground. This time in Dallas on an 85% LTV option with no Mortgage Insurance.

This client used a One-Time Close Construction loan, allowing them to:

• Lock financing upfront
• We utilize the as-if-completed appraised value, which reduced the down payment from $234,000 to just $91,200
• Avoid re-qualifying at completion
• Roll construction + permanent financing into one loan

Projects like this are exactly where portfolio lending shines — flexibility, common-sense underwriting, and solutions that actually fit custom construction.

If you’re working with a buyer, builder, or investor planning a ground-up build, I’m happy to walk through options.

11/23/2025

🎉 Just Closed! 🎉

📍 5 Crystal Springs Ct · The Hills, TX 78738. Super excited to share this recent win:

🏠 Property Highlights:
• Location: The Hills of Lakeway (gated golf-course community)
• 3 bedrooms, 2.5 baths, approx. 2,504 sq ft, built in 2016. 
• Gorgeous views of the 18th fairway of the Jack Nicklaus-designed course. 
• “Lock-and-leave” style – minimal yard, attached 2-car garage – perfect as a second home. 

🕒 The Big Win:
We closed this non-warrantable second-home condo in just 12 days from application to funding. Fast. Clean. On-point.

🧠 Why this matters:
• Non-warrantable condos often require extra coordination (HOA review, eligibility, etc.) — closing in 12 days shows we tackled the hurdles head-on.
• For second-home buyers, especially in a golf-community like this one, speed and smooth ex*****on matter.
• This kind of feat reinforces my “relationship-first, solutions-oriented” approach for builders, realtors, and clients alike.

🙏 Thanks to everybody involved:
• My client for trusting the process.
• The listing/realtor team for responsiveness.
• Title, underwriting, HOA, and funding teams for ex*****on.


**✅ If you or someone you know is looking at a high-end second home or a complex condo scenario (non-warrantable, unique HOA structure, resort-style community, etc.) let’s talk. I bring 20+ years of experience, builder-friendly relationships, and a track record of making the complex look easy.

11/23/2025