Stone Oak Home Loans

Stone Oak mortgages at a glance

Stone Oak isn’t its own city. It’s a large master-planned area on the far north side of San Antonio, north of Loop 1604 around the US 281 corridor, and the City of San Antonio’s 2026 City Council District 9 map labels it inside the city. That means a Stone Oak home is generally taxed by the City of San Antonio and Bexar County and appraised by the Bexar Appraisal District, with school district and any special districts depending on the exact parcel.

What sets Stone Oak apart for financing is the price range and the paperwork. Many buyers are moving up from a first home, relocating with an employer, or buying at a loan amount that brushes against the conforming limit. Many homes sit under a property owners association, and parts of the area lie over the Edwards Aquifer Recharge Zone, which shows up on the city’s own district map.

• Inside San Antonio. Stone Oak is shown within City Council District 9 on the City of San Antonio’s 2026 map.
• County. Bexar; appraisal by the Bexar Appraisal District.
• Jumbo threshold. The 2026 baseline conforming loan limit for a one-unit home is $832,750 (FHFA). Above that is jumbo territory.
• HOA. The Stone Oak Property Owners Association covers much of the area, and many individual subdivisions have their own associations too.
• Aquifer. The city’s District 9 map includes an Edwards Aquifer Recharge Zone layer covering parts of the north side.

Stone Oak facts and sources

Do you need a jumbo loan in Stone Oak?

It depends on the loan amount, not the price. A conforming loan is one at or under the limit Fannie Mae and Freddie Mac can buy, which for 2026 is $832,750 for a one-unit home in Bexar County. Your down payment decides which side of that line you land on. Two buyers can look at the same house: one puts more down and stays conforming; the other finances more and needs a jumbo.

How jumbo files differ. Jumbo loans are underwritten to each lender’s own guidelines. Expect closer review of reserves (savings left after closing), more documentation on large deposits and sometimes a second appraisal at higher loan amounts. Guidelines vary a lot between lenders, which is one of the strongest reasons to use a broker at this price point.

Other paths. Some buyers stay conforming by putting more down. Others pair a first mortgage with a second lien, where the program allows. Self-employed buyers who need jumbo-size financing can look at a bank statement loan, which works across price ranges. We compare these options with real numbers before you choose.

See our jumbo loan page for more.

Loan programs that fit Stone Oak

Non-QM loans

North-side professionals and owners often have income that’s strong but complicated: physicians in practice, executives with bonuses and equity pay, business owners, and investors with multiple properties.

• Bank statement loans for self-employed buyers who write off heavily.
• Asset depletion for buyers with large investment balances and modest W-2 income, including early retirees.
• Interest-only options with some lenders for qualified borrowers who want payment flexibility.
• DSCR loans for investors buying a north-side rental, qualified on the rent.
• Foreign national mortgages for buyers who live abroad.

Terms vary by lender. See all non-QM options.

Agency: conventional, FHA, VA

• Conventional loans cover most Stone Oak purchases up to the conforming limit.
• VA loans work in Stone Oak for eligible borrowers. Veterans with full entitlement aren’t subject to the VA county loan limit, though lenders still set their own caps and the appraisal still has to support the price.
• FHA loans are possible for homes within FHA’s Bexar County limits; condo and HOA approvals can matter.

Move-up buyers who still own their current home should ask about timing: selling first, buying first with a HELOC on the current home, or keeping it as a rental.

HOA dues, master plans and loan approval

Dues count against you. Lenders add HOA dues to your monthly housing payment when they calculate your debt-to-income ratio. In a neighborhood with both a master association and a subdivision association, add both.

Gated and amenity communities. Some Stone Oak subdivisions are gated or have extensive amenities, which can come with higher dues. The appraiser and the lender will both need the HOA’s contact information and current dues.

Resale certificates. In Texas, a buyer in a property owners association typically receives resale certificate information on dues, assessments and any special assessments. Read it closely; a pending special assessment can change your numbers.

Condos and townhomes. Attached homes may require the lender to review the association’s budget, insurance and litigation. If a project doesn’t meet agency standards, a non-warrantable condo loan may still work.

The Edwards Aquifer Recharge Zone and your property

Parts of north San Antonio lie over the Edwards Aquifer Recharge Zone, which the city maps on its District 9 map. Development over the recharge zone is regulated by the Texas Commission on Environmental Quality under its Edwards Aquifer rules (30 TAC Chapter 213), along with local rules. For most buyers of an existing home, this is background rather than a hurdle. It becomes a real question if you plan to add a pool, expand impervious cover, build a guest house or buy a vacant lot to build on. Ask your agent and the city’s permitting office what applies before you count on a project. A lender won’t decline you because of the recharge zone, but plans you can’t permit won’t add value either.

Property taxes and your payment

Who values your home. The Bexar Appraisal District sets the value on Stone Oak homes each year; check the parcel record to see which taxing units apply.

What’s on the bill. Bexar County, the City of San Antonio, your school district and other units listed on your parcel record. The Comptroller’s Bexar directory shows every taxing unit in the county.

Homestead exemption. Apply once the home is your principal residence (Tax Code §11.13). School districts must exempt $140,000 of value, plus $60,000 more for owners 65 or older or disabled.

Higher values, bigger escrow. On larger homes, taxes can be a bigger share of the monthly payment than buyers expect. We estimate from the appraised value and the adopted rates for the address, not from the seller’s current bill, which may reflect a capped homestead value.

The 10% cap and protests. §23.23 caps a homestead’s annual appraised-value increase at 10% plus improvements; §41.44 sets the protest deadline at May 15 or 30 days after notice, whichever is later.

How buying in Stone Oak works

1. Pre-approval. We review your income, assets and credit, and test conforming vs. jumbo scenarios.
2. Look up the address. Confirm the city, school attendance zone, HOA(s) and any recharge-zone or deed restrictions.
3. Offer. Your agent writes the offer with an option period and financing contingency. If you’re selling a current home, decide on a sale contingency or bridge strategy.
4. Appraisal. Jumbo loans may need more detailed appraisals. Unique homes can take longer to find comparable sales.
5. Close. Final underwriting, HOA payoff and transfer fees, and signing.

What makes CapFi different

We compare more than 50 wholesale lenders, which matters most when jumbo guidelines differ widely from lender to lender. CapFi Lending was founded in 2017, and I’ve been in the loan business since 2004, 22 years as of 2026. Move-up and jumbo files reward early planning, and we’d rather spend an extra hour up front than chase a surprise in underwriting.

Stone Oak mortgage FAQs

Nearby areas

Sources (checked Nov 5, 2026)

• City of San Antonio, 2026 City Council District 9 map (Stone Oak; Edwards Aquifer Recharge Zone layer): https://www.sanantonio.gov/Portals/0/files/GIS/PoliticalMaps/CCDistrict%209%20Trans%202026.pdf
• Texas Comptroller, Bexar County directory (City of San Antonio; North East ISD; other units): https://comptroller.texas.gov/taxes/property-tax/county-directory/bexar.php
• FHFA 2026 conforming loan limits: https://www.fhfa.gov/news/news-release/fhfa-announces-conforming-loan-limit-values-for-2026
• Bexar Appraisal District: https://www.bcad.org/
• Stone Oak Property Owners Association: https://www.stoneoakpoa.com/
• TCEQ Edwards Aquifer Protection Program (30 TAC Chapter 213): https://www.tceq.texas.gov/permitting/eapp
• Texas Tax Code §§11.13, 23.23, 41.44: https://statutes.capitol.texas.gov/

Photo: stexas09er, CC BY-SA 3.0, via Wikimedia Commons (file page). Cropped to 1200×630.