By Clay Byrne, Founder of Byrne Real Estate Group | Austin Real Estate Agents | Lifetime Austin Realtor
The Short Answer
The 5-2-1 program helps Austin move-up buyers keep more cash at closing: 5% down, 2% from the seller toward closing costs, and 1% of the loan from Buyer’s Rate Mortgage toward closing costs (NMLS #2565699), our integrated mortgage. On a $750,000 home, that cut cash to close from $59,625 to $37,500 (BRM 5-2-1 flyer, received Nov 4, 2026). Pair it with a smart plan for your current home and the move gets a lot easier.
Most of the move-up buyers I work with have the same problem. They’ve built real equity, but it’s locked in the house they live in, and they need cash for the next one now. The 5-2-1 shrinks the check you write at closing so the move doesn’t drain your savings.
How does the 5-2-1 work, in plain English?
- 5… you put 5% down
- 2… we ask the seller to cover 2% of the price toward your closing costs
- 1… Buyer’s Rate Mortgage puts 1% of your loan toward your closing costs
The 5-2-1 is open to any buyer whose loan fits conforming limits. In Travis County, that’s up to $832,750 for a one-unit home in 2026 (FHFA, accessed Nov 4, 2026). For the full mortgage side, read the 5-2-1 program explained on buyersrate.com. Buying your first home? The 3-2-1 program for first-time Austin buyers starts at 3% down.
What does it save on a $750,000 home?
- Normal cash to close: $59,625 (5% down of $37,500 plus closing costs)
- The seller’s 2% covers $15,000 and Buyer’s Rate Mortgage puts 1% of the $712,500 loan toward closing costs: $7,125
- Cash to close with the 5-2-1: $37,500, just the down payment
That’s $22,125 you keep (all figures BRM 5-2-1 flyer, received Nov 4, 2026). Your numbers will differ.
What’s your current home worth?
For move-up buyers, the plan starts with the home you already own. Get your free home value so we can map out buying and selling together. When we list your current home, you get our full marketing, from professional photography to open houses and our concierge vendor program.
Can you buy before you sell?
Often, yes. Byrne Real Estate Group has relationships with vendors, not just banks, that can help you buy your next home before you sell your current one. The options are affordable and relatively easy, and we’ll walk you through which one fits your situation before you write an offer. Terms vary by provider and are subject to approval.
How do we get the seller to say yes?
- Target listings that have been sitting. For a seller facing another price cut, 2% toward your costs can be the better deal.
- Write it into the offer. We write in the 2% seller contribution, and Buyer’s Rate Mortgage adds the 1%.
- Keep the preapproval matched. Your agent and loan officer talk before every offer, so your letter matches the deal.
Seller help is negotiable and never guaranteed. Using Buyer’s Rate Mortgage is never required.
What else comes with buying through BREG?
- Byrne Buyer Guarantee. If you buy with a BREG agent and don’t love the home, we’ll sell it for you with a free listing fee for up to 18 months after closing (owner-occupied homes).
- Buyer’s Rate Guarantee. Bring us any Loan Estimate from another lender. Buyer’s Rate Mortgage will review it line by line and work to beat it, not just match it… especially for Byrne Real Estate Group clients.
- Home Services concierge vendor program. Vetted local vendors we have used for years. We help manage the process; you pay the vendor directly for the work.
- Annual home valuations so you always know where your equity stands.
Get Started
Call or text Byrne Real Estate Group at (512) 942-7880, or call Buyer’s Rate Mortgage at 512-886-0042 to see your 5-2-1 numbers.
Key Facts
| Fact | Detail |
|---|---|
| Who it’s for | Any buyer within conforming limits ($832,750 in Travis County, 2026, FHFA) |
| What it is | 5% down + 2% seller help + 1% from Buyer’s Rate Mortgage ($7,125 on a $712,500 loan) |
| What it lowers | Cash needed at closing |
| Example savings | $59,625 down to $37,500 on $750,000 (BRM 5-2-1 flyer, received Nov 4, 2026) |
| First-time buyers | See the 3-2-1 program |
| Integrated mortgage | Buyer’s Rate Mortgage, NMLS #2565699, 512-886-0042 |
| Protection | Byrne Buyer Guarantee: free listing fee up to 18 months |
Frequently Asked Questions
How does the 5-2-1 program help Austin move-up buyers?
It cuts the cash you need at closing by combining 5% down, 2% seller help toward closing costs, and 1% of the loan from Buyer’s Rate Mortgage toward closing costs, NMLS #2565699. It’s open to any buyer within conforming loan limits and subject to credit approval and underwriting.
Should I use the 5-2-1 or the 3-2-1?
The 3-2-1 is only for first-time homebuyers and starts at 3% down. The 5-2-1 is open to any buyer within conforming loan limits, so it’s the one to look at if you’ve owned before or are shopping a higher price range.
Will Austin sellers pay 2% toward my closing costs?
Many will, especially on higher-priced homes that have been sitting, but seller help is negotiable and never guaranteed.
Do I have to use Buyer’s Rate Mortgage to buy with BREG?
No. Buyer’s Rate Mortgage is BREG’s integrated mortgage, and it’s never required. The 1% toward closing costs comes from Buyer’s Rate Mortgage.
What is the Byrne Buyer Guarantee?
If you buy with a Byrne Real Estate Group agent and don’t love the home, BREG will sell it for you with a free listing fee for up to 18 months after closing, for owner-occupied homes.
About the Author
Clay Byrne is a lifetime Austin Realtor and Austin resident, founder of Byrne Real Estate Group and owner of Buyer’s Rate Mortgage. Over 29 years he has closed more than $1B in career volume. He also coaches youth sports and coaches other real estate agents.
Examples are for illustration only and are not a commitment to lend. Assumes a $750,000 purchase with 5% down on a conventional conforming loan and closing costs and prepaids of at least $22,125. Seller and lender credits cannot exceed actual closing costs. All loans are subject to credit approval, underwriting, property eligibility and appraisal. Rates, terms, fees and programs are subject to change without notice, and not all applicants will qualify. Seller contributions are negotiable and not guaranteed. Lucky Dragon Mortgage LLC dba Buyer’s Rate Mortgage, NMLS #2565699. Clay Byrne, NMLS #377402. Verify licensing at nmlsconsumeraccess.org. Equal Housing Opportunity.
Affiliated business disclosure: Buyer’s Rate Mortgage (Lucky Dragon Mortgage LLC dba Buyer’s Rate Mortgage) and Byrne Real Estate Group are owned by the same company. Because of this relationship, a referral between them may provide a financial or other benefit. You are not required to use Buyer’s Rate Mortgage as a condition of buying or selling a home with Byrne Real Estate Group, and you are free to shop for other lenders.
Texas Consumer Complaint and Recovery Fund Notice (7 TAC 81.200(c)), for Buyer’s Rate Mortgage: CONSUMERS WISHING TO FILE A COMPLAINT AGAINST A MORTGAGE BANKER OR A LICENSED MORTGAGE BANKER RESIDENTIAL MORTGAGE LOAN ORIGINATOR SHOULD COMPLETE AND SEND A COMPLAINT FORM TO THE TEXAS DEPARTMENT OF SAVINGS AND MORTGAGE LENDING, 2601 NORTH LAMAR, SUITE 201, AUSTIN, TEXAS 78705. COMPLAINT FORMS AND INSTRUCTIONS MAY BE OBTAINED FROM THE DEPARTMENT’S WEBSITE AT WWW.SML.TEXAS.GOV. A TOLL-FREE CONSUMER HOTLINE IS AVAILABLE AT 1-877-276-5550. THE DEPARTMENT MAINTAINS A RECOVERY FUND TO MAKE PAYMENTS OF CERTAIN ACTUAL OUT OF POCKET DAMAGES SUSTAINED BY BORROWERS CAUSED BY ACTS OF LICENSED MORTGAGE BANKER RESIDENTIAL MORTGAGE LOAN ORIGINATORS. A WRITTEN APPLICATION FOR REIMBURSEMENT FROM THE RECOVERY FUND MUST BE FILED WITH AND INVESTIGATED BY THE DEPARTMENT PRIOR TO THE PAYMENT OF A CLAIM. FOR MORE INFORMATION ABOUT THE RECOVERY FUND, PLEASE CONSULT THE DEPARTMENT’S WEBSITE AT WWW.SML.TEXAS.GOV.
Sources: BRM 5-2-1 flyer, received Nov 4, 2026. FHFA 2026 Conforming Loan Limits, accessed Nov 4, 2026.
Byrne Real Estate Group | Austin Real Estate Agents, 3355 Bee Caves Rd Ste 301B, Austin, TX 78746
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