I am the go-to loan officer for homes on acreage, rural properties, and manufactured homes on land in Denton County and North Texas.
This video answers whether a manufactured home that was moved can be financed. Short answer: as of September 2026, Freddie Mac now allows conventional loans on some manufactured (mobile) homes that were moved after their original placement, if specific conditions are met. It applies to Freddie Mac only. Fannie Mae, FHA, and VA haven't made this change as of this recording. You'll also hear the VA home loan story from Parker County, where we couldn't fully verify whether the home had ever been moved, and how we handled it. I'm the go-to loan officer in Denton County for families trading subdivision life for acreage, rural land, or a manufactured home. 📞 Call or text: (817) 781-9392 🏠 Loans with Wes Gregg | NMLS 1659140 [link: agent one-pager form] 0:00 The horse, the home, and the one thing we couldn't verify 0:56 Why a moved manufactured home can kill a loan 1:44 The records problem (TDHCA and a cash seller) 2:27 Why this property mattered (the horse) 2:53 What we found, and my promise to every client 4:10 The three things I did 4:57 How it closed 5:34 The new Freddie Mac rule 6:04 The four conditions 7:11 Would it have changed this VA story? 7:51 Agents: listings you wrote off 8:06 Back to the family in Parker County Not a commitment to lend. All loans subject to credit approval, underwriting, and applicable investor guidelines, which are subject to change. #ManufacturedHomeLoans #FreddieMac #DentonCounty #RuralHomeFinancing #AcreageLoans
Can You Finance a Moved Manufactured Home in Texas (2026)
Loans with Wes Gregg views 2 hours ago
Rollback taxes in Texas and specifically Denton County can cost you thousands and they hurt even more when you don’t see them coming. If you’re buying land with ag valuation in Texas, this is one of the most important things to understand before you close. In this video, I break down: What ag valuation really is (productivity vs market value) How rollback taxes are calculated The 3-year lookback period What actually triggers rollback taxes (it’s not the sale) How to negotiate rollback taxes in your contract and 4 ways to protect yourself before you close If you’re buying acreage, land, or a ranchette in Denton County, understanding this upfront can save you from a major surprise after closing. Watch this next: Can You Keep the Ag Valuation When You Buy a Property in Denton County? If you’re looking at a property and want help thinking through the numbers, taxes, and financing strategy before you make an offer, reach out, I'm here help you build a game plan. Wes Gregg North Texas Mortgage Broker Denton County / DFW 00:00 The surprise tax bill 00:20 What ag valuation really is 00:40 How rollback taxes work 01:00 3-year lookback explained 01:20 Real example ($13,500+) 01:45 What triggers rollback taxes 02:05 Why ag valuation doesn’t transfer automatically 02:25 Rollback taxes are negotiable 02:50 Why Denton County is strict 03:05 4 ways to protect yourself 03:40 Final advice before you buy 04:00 How to get help before making an offer
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Denton County Rollback Taxes Explained (Before You Buy Land)
Loans with Wes Gregg 57 views April 9, 2026 9:34 pm
Buying property with an ag exemption in Denton County? Don't assume you keep it automatically. Ownership transfer triggers a new 1-D-1 application for open space valuation. Understand land use, not just deeds. #DentonCounty #AgExemption #TexasRealEstate #PropertyTax #HomeBuying
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Don't Assume: Keep Your Ag Exemption After Buying Property! #shorts
Loans with Wes Gregg 145 views March 31, 2026 5:45 pm
Thinking about buying land in Denton County and wondering if the ag exemption transfers to you? This is one of the biggest misconceptions I see with acreage buyers. When a property sells, a new deed is recorded — but that doesn’t mean the ag valuation automatically transfers with it. The county is not looking at ownership… they’re looking at how the land is being used. In this video, I break down: what happens when a property changes ownership how the 1-d-1 ag application works the 3 times you’ll deal with that form the 5 out of 7 year history requirement what actually counts as agricultural use in Denton County how the county verifies ag use (including aerial imagery and inspections) how leasing your land can help you qualify If you’re buying acreage, ranchettes, or land in Denton County, understanding this before you close can save you from major surprises. Because if the ag valuation doesn’t continue… you could be looking at rollback taxes. 👉 In the next video, I break down rollback taxes and how they’re calculated. If you’re looking at a property and want help thinking through financing and strategy before you make an offer, reach out — I’d be happy to help you build a game plan. Wes Gregg North Texas Mortgage Broker Denton County / DFW 00:00 Biggest mistake buyers make 00:20 What happens when a property sells 00:40 Why ag valuation doesn’t transfer automatically 01:00 The 1-d-1 application explained 01:30 The 3 times 1-d-1 is used 01:55 What the county is really looking for (production) 02:20 The 5 out of 7 year history rule 02:45 City limits rule (5 out of 5 years) 03:05 What counts as ag use in Denton County 03:25 Understanding intensity requirements 03:45 Leasing your land for ag use 04:10 How Denton County verifies ag use 04:45 What to do before you buy 05:20 Be prepared for pushback 05:50 The risk of rollback taxes 06:15 Next video: rollback taxes explained
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Buying Land in Denton County, Does Ag Exemption Transfer to the New Owner
Loans with Wes Gregg 99 views March 26, 2026 7:53 pm
Thinking about buying land in Denton County and trying to understand ag exemptions? One of the biggest mistakes buyers make is assuming an ag exemption works the same way as a homestead exemption. It doesn’t. In this video, I explain: Denton County property taxes county tax vs ISD tax how homestead exemption works why ag exemption is usually really an ag valuation what buyers need to understand before purchasing acreage This is part 1 of my Before You Buy Land in Denton County series. Next video: Can You Get Ag Valuation in Denton County With Under 5 Acres? If you’re looking at acreage in Denton County and want help building a financing gameplan before you make an offer, reach out. 00:00 Why “Ag Exemption” Confuses Buyers 00:18 Can You Get Ag on Under 5 Acres in Denton County 00:38 How Property Taxes Work in Texas 01:00 Denton County vs ISD Taxes Explained 01:20 The 4 Main Property Tax Exemptions 01:45 How the Homestead Exemption Saves You Money 02:15 Ag Exemption vs Homestead (Big Difference) 02:30 What Ag Valuation Really Means 02:55 How Denton County Calculates Ag Value 03:10 Bees, Livestock, and Pasture Use 03:25 The 1-Acre Homesite Rule
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Denton County Ag Exemptions Explained What Most Buyers Miss
Loans with Wes Gregg 80 views March 18, 2026 5:48 pm
Think buying your first home is impossible by 25? This 5-step process breaks down homeownership, proving it's achievable and simpler than you imagine. Your path to your first property starts now. #FirstHome #Homeownership #RealEstateTips #YoungHomebuyers
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Bought My First House at 25: Here's How! #shorts
Loans with Wes Gregg 382 views March 16, 2026 1:51 pm
Buying a house in your 20s might feel overwhelming, but the process is actually much simpler than most people think. In this video, I break down the 5-step map to buying your first home — without confusing mortgage terms. When I bought my first house at 25 years old, a lot of my friends thought it was a bad idea. Most tried to talk me out of it. But once you understand how the homebuying process actually works, it stops feeling like a mystery. Inside this video you'll learn: • The first step every homebuyer should take • How mortgage pre-approval actually works • What happens between making an offer and closing day • Why buying earlier can help you build long-term wealth • The simple roadmap lenders follow for every mortgage My goal is to be a guide through the process, not a salesperson. If you're thinking about buying a home in North Texas, understanding this roadmap will help you make smarter decisions. If you're exploring homeownership and want to understand your options, let’s connect. Reach out anytime: loans@wesgregg.com (817) 781-9392 North Texas Mortgage Broker Chapters 0:00 Buying a House in Your 20s 0:36 My Story – Buying My First Home at 25 1:32 Step 1 – Budget & Credit 3:05 Step 2 – Mortgage Pre-Approval 4:22 Step 3 – Finding the Right House 5:38 Step 4 – Loan Approval Process 6:52 Step 5 – Closing Day #FirstTimeHomeBuyer #HomeBuyingTips #NorthTexasRealEstate
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Buying a House in Your 20s (North Texas Guide)
Loans with Wes Gregg 21 views March 11, 2026 3:10 pm
A lot of buyers in North Texas are being attracted to builder incentives on new construction homes. Lower interest rates. Closing cost credits. Maybe even upgrades. But there is a cost many buyers don’t fully understand when purchasing new builds in developing communities. MUD taxes. In this video we compare two real homes in Denton Texas: New Build: 5416 Corduroy Road Price: $279,990 1434 sq ft Located in a new DR Horton community Resale Home: 1424 Brandywine Circle Price: $280,000 1348 sq ft Located inside Denton city limits with no HOA and no MUD taxes. While the purchase prices are almost identical, the long-term cost difference can be significant because of municipal utility district taxes and other community fees. In this video we break down: • What MUD and PID taxes actually are • Why many new developments in North Texas have them • How they impact your monthly housing cost • How a resale home inside city limits compares • What buyers should look at beyond builder incentives If you’re considering buying a home in Denton, Argyle, Aubrey, Prosper, Celina, or anywhere in North Texas, understanding the tax structure of the neighborhood can make a major difference in long-term affordability. My goal is to help buyers look beyond the marketing and understand the real numbers. If you have questions about buying in North Texas
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Should You Buy a New Build in North Texas? MUD and PID - The Hidden Tax No One Talks About
Loans with Wes Gregg 48 views March 4, 2026 10:27 pm
Discover the three paths to real estate riches: paying down principal, leveraging appreciation (3-5% annually in North Texas!), and outsmarting inflation. Make your mortgage payment work for you. #RealEstate #Investing #WealthBuilding #Mortgage #Appreciation #Inflation
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Unlock Real Estate Wealth: Pay Down, Appreciate, & Beat Inflation! #shorts
Loans with Wes Gregg 351 views February 27, 2026 6:56 pm
