Second Liens
HELOAN (Fixed Equity Loan) in Terrell Hills, TX
What is a HELOAN (Fixed Equity Loan)? HELOAN (Fixed Equity Loan) is a specialized mortgage solution offered by CMRE for real estate financing. This program provides tailored terms, flexible underwriting, and expedited closing timelines to meet the unique needs of property buyers and investors in Terrell Hills, TX.
Custom Mortgage arranges HELOAN (Fixed Equity Loan) financing in Terrell Hills, TX and across Bexar County. Bexar County's 2026 FHFA conforming loan limit is $832,750 for a one-unit home and $1,601,750 for four units. Census ACS 2024 data puts the median owner-occupied home value in Bexar County at $262,200, $570,550 below that one-unit limit.
Median household income there is $72,341 and 59% of homes are owner-occupied (Census ACS 2024).
Key Facts About HELOAN (Fixed Equity Loan)
CMRE HELOCs provide revolving credit lines up to 90% combined LTV.
HELOC rates from CMRE are based on prime plus a margin.
CMRE HELOCs feature a 10-year draw period and 20-year repayment period.
HELOCs at CMRE require no appraisal for lines up to $250,000.
CMRE HELOC funds are available within 10 business days of approval.
CMRE HELOAN (Fixed Equity Loan) offers competitive rates for qualified borrowers.
CMRE processes HELOAN (Fixed Equity Loan) in 21-30 days from application.
CMRE offers cross-collateral options for HELOAN (Fixed Equity Loan).
Program Benefits
Fixed interest rates ensure predictable monthly payments.
Access funds for home improvements, debt consolidation, or large purchases.
Utilize your home's equity without refinancing your existing mortgage.
Flexible loan amounts to suit a variety of needs and projects.
Simplified application process with CMRE's expert guidance.
Potential tax benefits (consult your tax advisor).
Program Highlights
Max LTV
90%
Min Credit Score
680
Max DTI
50%
Loan Amount Range
Varies based on equity and creditworthiness
Amortization Options
Eligible Properties
- Single Family
- Townhouse
- Condo
Program Requirements
Income Documentation
- •Stable employment history with verifiable income.
- •Sufficient income to cover existing debts and the new HELOAN payment.
- •Documentation such as pay stubs, W-2s, and tax returns may be required.
- •Self-employed borrowers may need to provide additional documentation, such as profit and loss statements.
Asset Verification
- •Verification of assets to demonstrate financial stability.
- •Acceptable assets include savings accounts, investment accounts, and retirement funds.
- •Sufficient assets to cover closing costs and any potential financial setbacks.
- •Documentation such as bank statements and investment account statements will be required.
Insurance & Title
- •Maintain adequate homeowner's insurance coverage.
- •Proof of flood insurance may be required if the property is located in a flood zone.
- •Lender may require hazard insurance to protect against potential losses.
- •Ensure the insurance policy covers the loan amount.
Property Requirements
- •Minimum FICO score of 680 required.
- •Review of credit history to assess creditworthiness.
- •A strong credit history with minimal delinquencies or defaults is essential.
- •Debt-to-income ratio will be evaluated to ensure affordability.
HELOAN (Fixed Equity Loan) in Terrell Hills: The Complete Guide
What Is HELOAN (Fixed Equity Loan)?
A HELOAN, or Home Equity Loan, allows you to borrow against the equity you've built in your home. Unlike a Home Equity Line of Credit (HELOC), a HELOAN provides a lump sum of cash upfront with a fixed interest rate and repayment term. This makes it an ideal option for borrowers who prefer the stability of fixed payments and have a specific funding need.
When to Use HELOAN (Fixed Equity Loan)
- •Home improvements and renovations that increase property value.
- •Debt consolidation to pay off high-interest credit cards.
- •Down payment for investment property.
- •Business capital for self-employed borrowers.
- •Preserving your existing low first mortgage rate.
HELOAN (Fixed Equity Loan) vs. Cash-Out Refinance
- •Cash-out refi replaces your first mortgage — old rate is gone.
- •HELOAN (Fixed Equity Loan) keeps your first mortgage intact and adds a second lien.
- •If your rate is below 5%, a second lien almost always makes more sense.
- •CMRE runs both scenarios to determine which saves you more.
Apply for HELOAN (Fixed Equity Loan) with CMRE
- •Step 1: Estimate your home equity — CMRE provides quick estimates.
- •Step 2: Application and credit check — CMRE evaluates combined LTV.
- •Step 3: Appraisal (full, desktop, or AVM).
- •Step 4: Underwriting in 2-3 weeks.
- •Step 5: Access funds at closing.
National Rate Index (Freddie Mac PMMS)
30-Year Fixed Rate
7.18%
as of 11/5/2026 · Freddie Mac PMMS · live · 2026-11-05
Est. Monthly Payment in Bexar County
$1,517/mo
Based on $279,999.5 median · 20% down · P&I only
15-Year Fixed Rate
6.57%
as of 11/5/2026 · Freddie Mac PMMS · live · 2026-11-05
Est. Monthly Payment in Bexar County
$1,960/mo
Based on $279,999.5 median · 20% down · P&I only
Rates are national averages and may differ from your actual rate. Contact us for a personalized quote.
Get Your Rate →Market-data snapshots: FHFA 2026 (live); HUD FYunavailable (bundled); Census ACS 2024 (bundled).
Bexar County at a glance
- Conforming loan limit (1 unit)
- $832,750
- Source: FHFA, 2026
- Conforming loan limit (4 units)
- $1,601,750
- Source: FHFA, 2026
- Median owner-occupied home value
- $262,200
- Source: Census ACS 5-year, 2024
- Median household income
- $72,341
- Source: Census ACS 5-year, 2024
- Owner-occupied homes
- 59%
- Source: Census ACS 5-year, 2024
- Home value to income ratio
- 3.6
- Source: Census ACS 5-year (computed), 2024
Market Snapshot: Bexar County
Source: Redfin · 2026-01-31Median Sale Price
$279,999.5
Median List Price
$297,500
Price / Sq Ft
$151.041
Days on Market
104
Active Listings
8,736
Homes Sold
1,280
Sale-to-List Ratio
96.8%
2026 Conforming Loan Limits: BEXAR
1-Unit (SFR)
$832,750
2-Unit (Duplex)
$1,066,250
3-Unit (Triplex)
$1,288,800
4-Unit (Fourplex)
$1,601,750
Source: FHFA 2026 Conforming Loan Limits. Loans above these limits require jumbo financing.
HELOAN (Fixed Equity Loan) in Terrell Hills, TX
Bexar County is one of the most strategically interesting markets we track from a VA loan perspective. San Antonio's concentrated military presence — Joint Base San Antonio is the largest military installation in the United States by personnel count — creates a consistent, high-volume demand for VA purchase financing that operates largely independently of broader rate sensitivity. The median sale price of $279,999 is essentially flat year-over-year (down 0.1%), while the 104-day average days on market and 8,736 active listings point to a buyer-favorable environment with significant selection.
The 96.8% sale-to-list ratio confirms that sellers are making adjustments, but the market is not distressed — it is normalizing after pandemic-era inflation. The $806,500 conforming limit covers every single transaction in Bexar County's current price distribution, meaning VA, FHA, and conventional financing are universally applicable tools. For VA-eligible borrowers, the zero-down benefit at a $279,999 median is extraordinarily powerful — a qualified veteran can purchase at the county median with no down payment and no PMI.
Bexar County's borrower base is shaped by the military more than any other single factor. Active-duty personnel, veterans, and military families account for an outsized share of purchase volume compared to our other markets. Beyond the military community, San Antonio's healthcare sector (anchored by the South Texas Medical Center), government, and tourism employment drive steady conventional and FHA volume. Self-employed borrowers and small business owners tied to San Antonio's growing tech and bioscience corridors represent an emerging non-QM segment.
Maximize VA entitlement — at a $279,999 median price, a zero-down VA purchase saves $55,000-$70,000 in upfront costs versus conventional 20% down, with no PMI penalty.
Service Areas & Neighborhoods
Our Terrell Hills Presence
Local Knowledge. Global Rates.
200 Crescent Ct
Dallas, TX 75201
Direct Line
877-976-5669Application Process
Six simple steps from application to funding
Application
Complete our streamlined online application form with your financial information
Document Review
Submit required documentation for verification and processing
Pre-Approval
Receive conditional approval and loan terms based on your profile
Title & Escrow
Open escrow and complete title search and insurance requirements
Appraisal & Final Review
Property appraisal completed and final underwriting approval received
Funding
Sign final documents and receive your loan funds
Application
Complete our streamlined online application form with your financial information
Document Review
Submit required documentation for verification and processing
Pre-Approval
Receive conditional approval and loan terms based on your profile
Title & Escrow
Open escrow and complete title search and insurance requirements
Appraisal & Final Review
Property appraisal completed and final underwriting approval received
Funding
Sign final documents and receive your loan funds
Why Choose Custom Mortgage?
Your trusted partner in real estate financing
Extensive Experience
Over 25 years of proven expertise in mortgage lending and real estate financing
Comprehensive Loan Options
Wide range of programs from conventional to specialized non-QM and hard money solutions
Nationwide Coverage
Licensed in multiple states with the ability to fund loans across the country
Flexible Solutions
Customized financing options for unique situations that traditional lenders decline
Competitive Rates
Access to wholesale pricing and volume discounts passed directly to our clients
No Upfront Fees
Transparent pricing with no application fees or upfront costs to get started
Get Matched in 60 Seconds
Our AI Instant Advisor analyzes your situation — credit, loan amount, property type — and matches you to the right program. No credit pull. No obligation.
Get Your Numbers
Quick quote or detailed payment estimate — no credit pull
Quote Wizard
AI-Powered Rate Intelligence
Step 1: Loan Foundation
Mortgage Estimator
Freddie Mac 30-yr average, week of Apr 19, 2026. Not a quote.
Principal & Interest Only
Common Questions About HELOAN (Fixed Equity Loan) in Terrell Hills
The latest available national 30-year fixed observation was 7.18% (Freddie Mac PMMS, week of 11/5/2026). HELOAN (Fixed Equity Loan) rates in Terrell Hills vary by loan amount, LTV, and credit profile — CMRE can issue a pre-approval within 24 hours of a complete application.
Timelines depend on the program, appraisal, and title: conventional purchases typically close in 14–21 days, and hard money loans can fund in as few as 7 business days. The Bexar County market has seen home prices fall 0.1% year-over-year — buyers currently have more leverage, but rate locks still protect you from market moves.
All residential neighborhoods in Terrell Hills and Bexar County qualify for HELOAN (Fixed Equity Loan) through CMRE. The current median sale price in Bexar County is $279,999.5, with homes averaging 104 days on market and prices down 0.1% year-over-year. Single-family homes, condos, townhomes, and 2-4 unit properties are eligible.
Yes. CMRE offers first-time homebuyer programs in Terrell Hills including down payment assistance, 3% down conventional, and FHA 3.5% options. Texas buyers may also qualify for TSAHC or TDHCA down payment assistance programs.
See all HELOAN (Fixed Equity Loan) questions and program details
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