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Reviewed by David Ghazaryan, Mortgage Broker, NMLS 1486726 · iQRATE Mortgages · Last updated: October 13, 2026
Quick answer
A San Antonio mortgage broker compares many lenders for VA, FHA, conventional and investor loans. iQRATE Mortgages (NMLS 1862492) is licensed in Texas and shops more than 100 lenders on complex files. With Joint Base San Antonio's Lackland, Randolph and Fort Sam Houston, VA loans are a big share of the market. Bexar County's 2026 limits are $832,750 conforming and $557,750 FHA. The metro's median listing price was about $320,000 in September 2026, but the 2025 combined tax rate in San Antonio ISD was about 2.82%, so taxes are a big part of the payment. Full-doc loans close in about 17 days.
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5.0 stars from 87 reviews on Experience.com (October 2026) · Read David's reviews on Experience.com
San Antonio buyers include active-duty service members and military retirees, health care and USAA staff, and first-time buyers drawn by some of the lowest prices among big U.S. cities. VA buyers often move on PCS orders on short timelines, and many keep the home as a rental when they leave. We set up both the purchase and the long-term plan.
Part of our Texas mortgage broker coverage. We're licensed in Texas under company NMLS 1862492 and work San Antonio files from our Las Vegas office, closing with local escrow and title.
Neighborhoods and ZIPs we lend in: Alamo Heights (78209), Monte Vista and Tobin Hill (78212), King William and Southtown (78204, 78210), Stone Oak (78258, 78259), Alamo Ranch (78253), the Medical Center area (78229, 78240), Northwest San Antonio (78249, 78250), and the far West Side near Lackland (78245, 78227).
Texas basics that apply here: Texas has no transfer tax and no state income tax, and title insurance premiums are set by the Texas Department of Insurance. Property taxes are high and billed each October and paid in arrears, so lenders usually collect about 2–6 months of taxes into escrow at closing, depending on the closing month; the seller's prorated tax credit for the months they owned the home offsets part of that. Owner-occupants get the homestead exemption and a 10% cap on yearly appraisal increases after the first year. A cash-out loan on a homestead is limited to 80% of value under Section 50(a)(6). Statewide down payment help includes TSAHC (Homes for Texas Heroes, Home Sweet Texas) and TDHCA (My First Texas Home).
Closing costs are what it costs you to get the loan: origination, discount points, appraisal, and escrow and title. Cash to close also includes your prepaids (first-year homeowners insurance, daily interest to month-end, and an escrow deposit for your own future property taxes and insurance) plus your down payment. Prepaids aren't a cost of the loan; they're your own bills paid ahead. In San Antonio, property-tax escrow (often 2–6 months, partly offset by the seller's prorated tax credit) and the first year of homeowners insurance are the main prepaids. Your actual closing costs depend on county, price and loan type, so we don't quote a one-size range: every line is itemized on your Loan Estimate, and our Bare Bones guarantee means we add no fees of our own. Compare states on our closing costs by state page.
Bexar County: conforming $832,750 and FHA $557,750 for a one-unit home. VA has no loan limit for borrowers with full entitlement.
Conventional (as little as 3% down for eligible first-time buyers), FHA (3.5% down, 580+ score), VA (no down payment for eligible veterans with full entitlement), jumbo above the conforming limit, DSCR loans that qualify on rent, bank statement loans for self-employed borrowers, asset-based and 1099 loans, and rate-and-term or cash-out refinances. As a broker we compare wholesale lenders, more than 100 on complex files, instead of one bank's menu.
Terms for each are on its own page; see all iQRATE guarantees.
Yes. Eligible service members and veterans with full entitlement need no down payment and face no VA loan limit.
About $2.82 per $100 of value in 2025 in the City of San Antonio with San Antonio ISD, before exemptions. Rates differ by school district.
Texas fully exempts the homestead of a 100% disabled veteran and offers partial exemptions at lower ratings.
$557,750 for a one-unit home in Bexar County. The conforming limit is $832,750.
Yes. Non-owner-occupied STRs in residential zones are also capped at 12.5% of the homes on each block face.
The city's HIP 80 program offers up to $30,000 and HIP 120 up to $15,000, depending on income.
About $320,374 for listings in September 2026, according to WealthyBud's metro data.
Yes. Basic Allowance for Housing counts as income, and because it isn't taxed, many lenders gross it up.
Closing costs depend on the price, loan type and county, so yours are itemized on your Loan Estimate rather than quoted as a range. Closing costs are what it costs to get the loan (origination, points, appraisal, escrow and title). Cash to close also includes prepaids and your down payment; in San Antonio, property-tax escrow (often 2–6 months, partly offset by the seller's prorated tax credit) and the first year of homeowners insurance are the main prepaids.
Most of our loans close in under 30 days. For eligible full-documentation conventional, FHA and VA purchases, our goal is 17 calendar days from signing initial disclosures.
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iQRATE Mortgages · NMLS 1862492 · 6360 S Rainbow Blvd Ste 101, Las Vegas, NV 89118 · Licensed in Nevada, California, Texas and Florida. David Ghazaryan, Mortgage Broker, NMLS 1486726. Verify us on NMLS Consumer Access. Equal Housing Opportunity. Programs, rates and terms change and are subject to credit, property and underwriting approval; local facts on this page come from the public sources below and are not legal or tax advice.
More: Texas mortgage broker · DSCR loans · Bank statement loans · Our guarantees · Closing costs by state
