Mortgage Broker in San Antonio, TX
San Antonio is a welcoming housing market in Texas. It has historic neighborhoods, fast-growing suburbs, and a large military community, including Joint Base San Antonio. CapFi Lending is a locally owned Central Texas mortgage broker. We work with more than 50 wholesale lenders, so we can shop your loan instead of handing you one bank’s menu. From Stone Oak to Southtown, we help San Antonio buyers get approved, write strong offers, and close on time.
Call or text (512) 593-1336, Mon–Sat 9–7, for a free pre-approval. Most buyers hear back the same day.
San Antonio mortgages at a glance
CapFi Lending is an Austin-based mortgage broker licensed to make loans anywhere in Texas, including San Antonio. We compare programs from more than 50 wholesale lenders for VA, conventional, FHA and jumbo buyers, and for self-employed borrowers, investors and foreign nationals who need non-QM options like DSCR or bank statement loans.
San Antonio facts and sources
| Fact | Figure | Source |
|---|---|---|
| Population, July 1, 2025 estimate | 1,548,422 | U.S. Census Bureau QuickFacts (V2025) |
| Growth, April 2020 to July 2025 | 8.0% | U.S. Census Bureau QuickFacts (V2025) |
| Median value of owner-occupied homes | $235,700 | Census QuickFacts, ACS 2020–2024 |
| Owner-occupied housing rate | 52.2% | Census QuickFacts, ACS 2020–2024 |
| Median monthly owner costs with a mortgage | $1,801 | Census QuickFacts, ACS 2020–2024 |
| Veterans living in the city | 90,474 | Census QuickFacts, ACS 2020–2024 |
| Foreign-born residents | 15.0% | Census QuickFacts, ACS 2020–2024 |
| Land area | 498.84 sq. mi. | Census QuickFacts, 2020 |
San Antonio sits at the head of the San Antonio River in Bexar County and is served by I-10, I-35, I-37, Loop 410 and Loop 1604, per the Handbook of Texas. The city trademarked the “Military City, U.S.A.” name in 2017.
About half of San Antonio households own their home, and ACS counts more than 90,000 veterans in the city. That mix means a lot of renters becoming buyers, a lot of VA files, and a steady investor market. Census also reports 15% of residents were born outside the U.S., which is one reason ITIN and foreign national programs come up here.
Military City, USA: VA loans are our sweet spot
With Joint Base San Antonio spread across Fort Sam Houston, Lackland, and Randolph, plus Brooke Army Medical Center, San Antonio is home to tens of thousands of service members, veterans, and military families. Many of these buyers qualify for VA loans. We help with:
- Checking VA eligibility and getting your Certificate of Eligibility
- First-time VA purchases and PCS moves into the area
- Using your VA benefit again, or buying with remaining entitlement
- VA streamline (IRRRL) refinance reviews for eligible Texas homeowners
- Surviving-spouse and National Guard or Reserve scenarios
Neighborhoods we finance
- Stone Oak and Encino Park: north-side master-planned living near the 1604 and 281 corridor, popular with families and medical professionals.
- Alamo Heights, Olmos Park, and Terrell Hills: established, upscale neighborhoods where jumbo loans are common.
- King William, Southtown, and Monte Vista: historic homes with character. Some need renovation financing.
- Alamo Ranch and the far west side: newer, value-priced construction near Lackland, popular with VA and first-time buyers.
- Schertz, Cibolo, and Converse: northeast suburbs near Randolph with strong new-home inventory.
- The Dominion and Shavano Park: luxury neighborhoods for buyers who need jumbo or portfolio options.
- Helotes and Boerne edge: Hill Country space with easy access to the city.
School districts
School zoning shapes value in San Antonio. Buyers often target North East ISD (Stone Oak, Encino Park), Northside ISD, which covers much of the west and northwest side, Alamo Heights ISD, and Comal ISD or Schertz-Cibolo-Universal City ISD in the growing suburbs. We’ll help you weigh the full monthly cost for each area, including property taxes, insurance, and HOA dues.
Loan programs for San Antonio buyers
- VA loans for eligible veterans, active-duty members, and surviving spouses.
- FHA loans for first-time buyers who want a lower down payment and flexible credit.
- Conventional loans for buyers with solid credit and savings.
- Jumbo loans for Alamo Heights, The Dominion, and other higher-priced neighborhoods.
- DSCR and investment property loans for rentals near the bases, the Medical Center, and UTSA.
- Bank statement and self-employed loans for business owners whose tax returns don’t show their true income.
- Refinance and cash-out refinance for homeowners ready to tap equity or improve their loan.
- New construction financing, compared side by side with builder-lender incentives.
Why buyers choose CapFi Lending
- Broker access. We compare more than 50 wholesale lenders on your behalf, so you’re not stuck with a single bank’s options.
- Reviewed by clients: Rated 4.9 on Google (79 reviews) · 5.0★ on Zillow (16) · 100% recommend on Facebook (42). Clients rave about our fast answers and clear updates.
- Locally owned in Central Texas. You get a real person to call or text, evenings and Saturdays included.
Which loan fits a San Antonio buyer
| If you are… | Program to look at | How income is shown | Can the home be a rental? | Notes |
|---|---|---|---|---|
| Self-employed, tax returns show high write-offs | Bank statement | 12–24 months of personal or business deposits | Varies by lender | Any price range; not a jumbo-only product |
| Self-employed with a CPA-prepared P&L | P&L loan | Profit-and-loss statement | Varies by lender | Some lenders also want bank statements |
| Buying a rental near the bases, Medical Center or UTSA | DSCR loan | The property’s rent, not your income | Yes, investment only | Ratio requirement varies by lender |
| Retired or living on savings | Asset depletion | Eligible assets converted to monthly income | Varies by lender | Which assets count varies by lender |
| Paying taxes with an ITIN | ITIN mortgage | Tax returns or bank statements, varies by lender | Varies by lender | Some lenders accept alternative credit |
| Living outside the U.S. | Foreign national | Foreign income docs, varies by lender | Varies by lender | No U.S. credit history needed with some lenders |
| W-2 or veteran with documented income | Conventional, FHA, VA | Pay stubs, W-2s, tax returns | Primary residence for FHA and VA | Agency guidelines apply |
Terms vary by lender. No FICO, LTV, rate or reserve numbers shown on purpose.
Programs available to San Antonio buyers
Non-QM loans
Non-QM loans are for borrowers whose income is real but doesn’t fit a tax-return box. In San Antonio that’s often contractors, medical professionals in private practice, real estate agents, truckers and small-business owners.
- Bank statement loans qualify you on deposits instead of tax returns. They work at any price point, from a starter home on the far west side to a larger home on the north side.
- P&L loans use a profit-and-loss statement prepared by a CPA or tax preparer.
- DSCR loans qualify an investment property on its rent. Larger buildings can use DSCR 5–8 unit loans, and owners pulling equity from a rental without refinancing can look at a DSCR second mortgage. Our Texas DSCR guide covers the statewide rules.
- Asset depletion turns eligible savings and investments into qualifying income. It’s common with military retirees and early retirees.
- ITIN mortgages and foreign national mortgages serve buyers without a Social Security number or U.S. credit history.
- WVOE loans: the lender verifies employment directly with your employer, without tax returns.
- Interest-only and non-warrantable condo loans cover the cases agency rules won’t.
- Mortgage after bankruptcy or foreclosure: waiting periods vary by lender and chapter.
See all non-QM loan options or our self-employed mortgage page.
Agency loans
Conventional, FHA and VA loans fit buyers with W-2 income and documented tax returns. Jumbo loans cover amounts above the conforming limit. Homeowners can also look at a refinance, cash-out refinance or HELOC.
Property taxes and your payment
Who sets the value. The Bexar Appraisal District (bcad.org) appraises the property; your total rate is the sum of each taxing unit on the bill (county, city, school district and any special district).
Homestead exemption. Once the home is your principal residence, apply with the appraisal district for the residence homestead exemption under Texas Tax Code §11.13. School districts must exempt $140,000 of value, plus another $60,000 if you are 65 or older or disabled.
The 10% cap. Under Tax Code §23.23, a homestead’s taxable value can’t rise more than 10% a year, plus new improvements, starting the year after you qualify.
Protests. Under Tax Code §41.44, file a protest by May 15 or 30 days after your notice is delivered, whichever is later.
Why it matters for the loan. Lenders qualify you on the full monthly payment, taxes and insurance included, so we check the tax record before you write an offer.
Agency loan costs
No lender fees on agency loans (conventional, FHA, VA). Third-party costs may apply.
Short-term rentals in San Antonio
If you plan to rent a home by the night, the City of San Antonio requires a short-term rental permit through its Development Services Department. Check the permit rules before you buy, because a DSCR lender may ask how the rent was estimated. Lenders set their own rules on using short-term rental income.
Questions to ask before you make an offer
- Is the home inside San Antonio city limits or in unincorporated Bexar County?
- Which school district is it in? Tax rates differ by district.
- Is there an HOA, and what do dues cover?
- If it’s a rental, does it need a city short-term rental permit?
- If you’re self-employed, which 12 or 24 months of deposits will show your income most clearly?
San Antonio mortgage FAQs
Do you work with buyers on PCS orders to Joint Base San Antonio?
Yes. We regularly help military families buy before or right after they arrive. We can often get you pre-approved while you’re still at your current duty station.
Can I buy a rental property in San Antonio with a VA loan?
A VA loan is meant for a home you’ll live in. You can buy a two- to four-unit property, live in one unit, and rent out the others. For pure rentals, DSCR loans are a strong fit.
I’m relocating from Austin. Can you still help?
Absolutely. We serve both metros and the whole I-35 corridor between them, so you can keep one broker for your entire move.
Do you finance historic homes in King William or Monte Vista?
Yes. Older homes sometimes need repairs before closing. Renovation loans can roll those improvements into your mortgage.
How long does pre-approval take?
Many buyers hear back the same day. Call or text (512) 593-1336 to get started.
Can I get a DSCR loan on a San Antonio rental I already own?
Yes. A DSCR cash-out refinance can work on a San Antonio rental you already own, and the lender qualifies it on the property’s rent rather than your personal income. The required ratio, the cash-out limit and how long you must have owned the home all vary by lender. If you’d rather keep your first lien, a DSCR second mortgage is another option with some lenders.
Can I get a bank statement loan in San Antonio?
Yes. Self-employed San Antonio buyers can qualify with 12 or 24 months of personal or business bank statements instead of tax returns. The lender averages eligible deposits to set your income. Bank statement loans work at any price point, not only on larger loans. Expense factors and documentation rules vary by lender, so we compare several before you apply.
Can a military retiree qualify with savings instead of a paycheck?
Yes. An asset depletion loan can turn eligible savings, retirement and investment accounts into monthly qualifying income. Some lenders can count VA disability or military retirement income. Which accounts count and how the lender divides them vary by lender. Eligible veterans can also compare this with a VA loan to see which fits better.
Can I buy a home in San Antonio with an ITIN?
Yes. Several wholesale lenders offer ITIN mortgages for San Antonio buyers who file taxes with an Individual Taxpayer Identification Number instead of a Social Security number. Some lenders accept alternative credit, like rent and utility history, when you don’t have a credit score. Down payment and documentation rules vary by lender.
Can a foreign national buy an investment property in San Antonio?
Yes. Foreign national mortgages let buyers who live outside the U.S. finance a San Antonio home without U.S. credit history, depending on the lender. Some lenders allow closing through a power of attorney so you don’t have to travel. Income, residency and documentation rules vary by lender.
Who do I file my San Antonio homestead exemption with?
File it with the Bexar Appraisal District, not the city or the county tax office. Once the home is your principal residence, you can apply for the residence homestead exemption under Texas Tax Code §11.13. School districts must exempt $140,000 of value. We look at the expected tax bill before you buy so there are no surprises.
Can I buy a San Antonio home after bankruptcy or foreclosure?
Yes, though waiting periods vary by lender and chapter. Agency loans have set waiting periods after a bankruptcy, foreclosure or short sale. Some non-QM lenders allow a shorter wait with more down payment. We look at your discharge or sale date and match you with the lenders whose rules fit.
Do I need a permit to rent my San Antonio home short-term?
Yes. The City of San Antonio requires a short-term rental permit for homes rented by the night inside city limits. Get the permit rules straight before you buy if you plan to use DSCR financing, because lenders have their own rules on short-term rental income and some won’t use projected nightly rent at all.
Talk to a broker about San Antonio
CapFi Lending is a broker, not the lender. We work with more than 50 wholesale lenders and are licensed to make loans anywhere in Texas. Program terms are set by each lender.
Call or text (512) 593-1336, Mon–Sat 9–7. Office visits are by appointment in Austin.
Rated 4.9 on Google (79 reviews).
- Dustin Edwards, Founding Partner / MLO
- Clay Wilson NMLS 1849979.
By Dustin Edwards, NMLS 577050
Sources
- U.S. Census Bureau QuickFacts, San Antonio city, Texas (V2025; ACS 2020–2024), checked Oct 24, 2026.
- Handbook of Texas Online, “San Antonio, TX,” Texas State Historical Association, checked Oct 24, 2026.
- City of San Antonio Development Services, Short-Term Rentals permits page, checked Oct 24, 2026.
- Bexar Appraisal District, bcad.org, checked Oct 24, 2026.
- Texas Tax Code §§11.13, 23.23, 41.44; Texas Comptroller homestead guidance, checked Oct 24, 2026.
Ready to buy in San Antonio?
Whether you’re a veteran using your VA benefit, a first-time buyer, or an investor, call or text (512) 593-1336 today, Mon–Sat 9–7, or tap Get Started for your free pre-approval. Let a local broker help you win the home.
Loan Types We Specialize In
Explore the home loan programs available to San Antonio buyers and homeowners.