Territories/Texas/Bexar County
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Mortgage Lending in Bexar County

Custom Mortgage & Real Estate specializes in providing high-fidelity, conventional mortgage solutions tailored to patients, professionals, and homeowners in Bexar County, Texas.

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Market Snapshot: Bexar County

Median Home Price

$270,000

Buyer's Market — VA-Dominant

Population

2,127,737

Regional Density

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.

Local Real Estate Market

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.

Demographic Insights

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.

Live Market Data: Bexar County

Source: Redfin · 2026-01-31

Median Sale Price

$279,999.5

-0.1% YoY

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%

Current Mortgage Rates

30-Year Fixed Rate

6%

as of 3/5/2026 · Freddie Mac PMMS

Est. Monthly Payment in Bexar County

$1,343/mo

Based on $279,999.5 median · 20% down · P&I only

15-Year Fixed Rate

5.43%

as of 3/5/2026 · Freddie Mac PMMS

Est. Monthly Payment in Bexar County

$1,822/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.

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2025 Conforming Loan Limits: Bexar County

1-Unit (SFR)

$806,500

2-Unit (Duplex)

$1,032,650

3-Unit (Triplex)

$1,248,150

4-Unit (Fourplex)

$1,551,250

Source: FHFA 2025 Conforming Loan Limits. Loans above these limits require jumbo financing.

Instant Program Matcher

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Top Loan Programs in Bexar County

Explore the most popular mortgage programs available to Bexar County, Texas homebuyers and investors. Each program links to Bexar County-specific rates and qualification details.

Residential

Conventional Mortgages

in Bexar County, Texas

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Government

FHA Mortgages

in Bexar County, Texas

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Government

VA Mortgages

in Bexar County, Texas

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Residential

Jumbo Mortgages

in Bexar County, Texas

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Non-QM

Bank Statement Loans

in Bexar County, Texas

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Non-QM

DSCR (Investor Cash Flow)

in Bexar County, Texas

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Hard Money

Hard Money

in Bexar County, Texas

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Second Liens

HELOC (Home Equity Line of Credit)

in Bexar County, Texas

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Also Serving:All Texas Counties →All Territories →
Full Program Directory

Loan Programs Available in Bexar County, Texas

We offer a comprehensive suite of lending solutions. Whether you're looking for a standard home loan, investment capital, or commercial financing, we have a program tailored for Bexar County, Texas.

Residential Loans

Residential

Flexible residential financing with competitive terms for homebuyers.

Min FICO620
Max LTV97%

Conventional Mortgages

Flexible residential financing with competitive terms for homebuyers.

Min FICO620
Max LTV97%

Conforming Mortgages

Flexible residential financing with competitive terms for homebuyers.

Min FICO620
Max LTV97%

Conforming Jumbo Mortgages

Flexible residential financing with competitive terms for homebuyers.

Min FICO620
Max LTV97%

Non-Conforming Jumbo Mortgages

Flexible residential financing with competitive terms for homebuyers.

Min FICO620
Max LTV97%

Jumbo Mortgages

Flexible residential financing with competitive terms for homebuyers.

Min FICO620
Max LTV97%

Super Jumbo Mortgages

Flexible residential financing with competitive terms for homebuyers.

Min FICO620
Max LTV97%

High Balance Conventional

Flexible residential financing with competitive terms for homebuyers.

Min FICO620
Max LTV97%

Zero Down Conventional

Flexible residential financing with competitive terms for homebuyers.

Min FICO620
Max LTV97%

Down Payment Assistance (DPA)

Flexible residential financing with competitive terms for homebuyers.

Min FICO620
Max LTV97%

Reverse Mortgage

Flexible residential financing with competitive terms for homebuyers.

Min FICO620
Max LTV97%

Jumbo Reverse Mortgage

Flexible residential financing with competitive terms for homebuyers.

Min FICO620
Max LTV97%

Investment Property Loans

Flexible residential financing with competitive terms for homebuyers.

Min FICO620
Max LTV97%

Second Home Loans

Flexible residential financing with competitive terms for homebuyers.

Min FICO620
Max LTV97%

Manufactured Home Loans

Flexible residential financing with competitive terms for homebuyers.

Min FICO620
Max LTV97%

Modular Home Loans

Flexible residential financing with competitive terms for homebuyers.

Min FICO620
Max LTV97%

Condotel Loans

Flexible residential financing with competitive terms for homebuyers.

Min FICO620
Max LTV97%

Non-Warrantable Condo

Flexible residential financing with competitive terms for homebuyers.

Min FICO620
Max LTV97%

Construction Loan (Residential)

Flexible residential financing with competitive terms for homebuyers.

Min FICO620
Max LTV97%

One-Time Close Construction

Flexible residential financing with competitive terms for homebuyers.

Min FICO620
Max LTV97%

Renovation Loan (Homestyle)

Flexible residential financing with competitive terms for homebuyers.

Min FICO620
Max LTV97%

Physician/Doctor Loan

Flexible residential financing with competitive terms for homebuyers.

Min FICO620
Max LTV97%

Foreclosure/REO Loans

Flexible residential financing with competitive terms for homebuyers.

Min FICO620
Max LTV97%

Short Sale Loans

Flexible residential financing with competitive terms for homebuyers.

Min FICO620
Max LTV97%

Mortgage Refinance

Min FICO620
Max LTV97%

Cash-Out Refinance

Min FICO620
Max LTV97%

Rate & Term Refinance

Min FICO620
Max LTV97%

Streamline Refinance

Min FICO620
Max LTV97%

First-Time Homebuyer Programs

Min FICO620
Max LTV97%

Adjustable-Rate Mortgage (ARM)

Min FICO620
Max LTV97%

5/1 ARM

Min FICO620
Max LTV97%

7/1 ARM

Min FICO620
Max LTV97%

10/1 ARM

Min FICO620
Max LTV97%

Multi-Family Loan

Min FICO620
Max LTV97%

Physician Loan

Min FICO620
Max LTV97%

Condo Loan

Min FICO620
Max LTV97%

Assumable Mortgage

Min FICO620
Max LTV97%

Debt Consolidation Mortgage

Min FICO620
Max LTV97%

Home Improvement Loan

Min FICO620
Max LTV97%

Non-QM Loans

Bank Statement Loans

Alternative documentation solutions for self-employed or unique borrower profiles.

Min FICO660
Max LTV80%

1-Year Income NonQM

Alternative documentation solutions for self-employed or unique borrower profiles.

Min FICO660
Max LTV80%

P&L Only Mortgages

Alternative documentation solutions for self-employed or unique borrower profiles.

Min FICO660
Max LTV80%

1099 Only Mortgages

Alternative documentation solutions for self-employed or unique borrower profiles.

Min FICO660
Max LTV80%

WVOE Only Mortgages

Alternative documentation solutions for self-employed or unique borrower profiles.

Min FICO660
Max LTV80%

Asset Depletion/Utilization

Alternative documentation solutions for self-employed or unique borrower profiles.

Min FICO660
Max LTV80%

No Income Verification

Alternative documentation solutions for self-employed or unique borrower profiles.

Min FICO660
Max LTV80%

Stated Income Loans

Alternative documentation solutions for self-employed or unique borrower profiles.

Min FICO660
Max LTV80%

NonQM Loans

Alternative documentation solutions for self-employed or unique borrower profiles.

Min FICO660
Max LTV80%

DSCR (Investor Cash Flow)

Alternative documentation solutions for self-employed or unique borrower profiles.

Min FICO660
Max LTV80%

Cross-Collateral DSCR

Alternative documentation solutions for self-employed or unique borrower profiles.

Min FICO660
Max LTV80%

Foreign National Loans

Alternative documentation solutions for self-employed or unique borrower profiles.

Min FICO660
Max LTV80%

ITIN Mortgages

Alternative documentation solutions for self-employed or unique borrower profiles.

Min FICO660
Max LTV80%

Full Doc Non-QM

Alternative documentation solutions for self-employed or unique borrower profiles.

Min FICO660
Max LTV80%

NINA (No Income No Assets)

Alternative documentation solutions for self-employed or unique borrower profiles.

Min FICO660
Max LTV80%

No Ratio DSCR

Alternative documentation solutions for self-employed or unique borrower profiles.

Min FICO660
Max LTV80%

Crypto-Backed Mortgage

Alternative documentation solutions for self-employed or unique borrower profiles.

Min FICO660
Max LTV80%

Bad Credit Mortgage

Alternative documentation solutions for self-employed or unique borrower profiles.

Min FICO660
Max LTV80%

Post-Bankruptcy Mortgage

Alternative documentation solutions for self-employed or unique borrower profiles.

Min FICO660
Max LTV80%

Rental Property Loan

Min FICO660
Max LTV80%

Interest-Only Mortgage

Min FICO660
Max LTV80%

Balloon Mortgage

Min FICO660
Max LTV80%

Self-Employed Mortgage

Min FICO660
Max LTV80%

No-Doc Mortgage

Min FICO660
Max LTV80%

40-Year Mortgage

Min FICO660
Max LTV80%

50-Year Mortgage

Min FICO660
Max LTV80%

Portfolio Loan

Min FICO660
Max LTV80%

Hard Money Loans

Hard Money

Fast-closing, asset-based financing for real estate investors and rescue scenarios.

Min FICO600
Max LTV70%

Fix and Flip Mortgages

Fast-closing, asset-based financing for real estate investors and rescue scenarios.

Min FICO600
Max LTV70%

Construction Hard Money

Fast-closing, asset-based financing for real estate investors and rescue scenarios.

Min FICO600
Max LTV70%

Vacant Land Hard Money

Fast-closing, asset-based financing for real estate investors and rescue scenarios.

Min FICO600
Max LTV70%

Raw Land Hard Money

Fast-closing, asset-based financing for real estate investors and rescue scenarios.

Min FICO600
Max LTV70%

Residential Hard Money

Fast-closing, asset-based financing for real estate investors and rescue scenarios.

Min FICO600
Max LTV70%

Bridge Loans

Fast-closing, asset-based financing for real estate investors and rescue scenarios.

Min FICO600
Max LTV70%

Hard Money Cash Out

Fast-closing, asset-based financing for real estate investors and rescue scenarios.

Min FICO600
Max LTV70%

Auction Loans

Fast-closing, asset-based financing for real estate investors and rescue scenarios.

Min FICO600
Max LTV70%

Foreclosure Bailout Loan

Fast-closing, asset-based financing for real estate investors and rescue scenarios.

Min FICO600
Max LTV70%

Land Loan

Min FICO600
Max LTV70%

Lot Loan

Min FICO600
Max LTV70%

Bridge Loan

Min FICO600
Max LTV70%

Commercial Loans

Commercial

Professional financing for income-producing properties and business expansion.

Min FICO640
Max LTV75%

Commercial Construction

Professional financing for income-producing properties and business expansion.

Min FICO640
Max LTV75%

Commercial Hard Money

Professional financing for income-producing properties and business expansion.

Min FICO640
Max LTV75%

Apartment Financing

Professional financing for income-producing properties and business expansion.

Min FICO640
Max LTV75%

Hotel Loans

Professional financing for income-producing properties and business expansion.

Min FICO640
Max LTV75%

Retail Property Loans

Professional financing for income-producing properties and business expansion.

Min FICO640
Max LTV75%

Office Building Loans

Professional financing for income-producing properties and business expansion.

Min FICO640
Max LTV75%

Industrial Property Financing

Professional financing for income-producing properties and business expansion.

Min FICO640
Max LTV75%

Conduit Loans

Professional financing for income-producing properties and business expansion.

Min FICO640
Max LTV75%

Commercial Bridge Loans

Professional financing for income-producing properties and business expansion.

Min FICO640
Max LTV75%

SBA Mortgages

Professional financing for income-producing properties and business expansion.

Min FICO640
Max LTV75%

SBA 7a

Professional financing for income-producing properties and business expansion.

Min FICO640
Max LTV75%

SBA 504

Professional financing for income-producing properties and business expansion.

Min FICO640
Max LTV75%

SBA Express

Professional financing for income-producing properties and business expansion.

Min FICO640
Max LTV75%

Mixed Use Loans

Professional financing for income-producing properties and business expansion.

Min FICO640
Max LTV75%

Multifamily Loans

Professional financing for income-producing properties and business expansion.

Min FICO640
Max LTV75%

Warehouse Line of Credit

Professional financing for income-producing properties and business expansion.

Min FICO640
Max LTV75%

Equipment Financing

Professional financing for income-producing properties and business expansion.

Min FICO640
Max LTV75%

Invoice Factoring

Professional financing for income-producing properties and business expansion.

Min FICO640
Max LTV75%

Business Line of Credit

Professional financing for income-producing properties and business expansion.

Min FICO640
Max LTV75%

Merchant Cash Advance

Professional financing for income-producing properties and business expansion.

Min FICO640
Max LTV75%

Startup Business Loan

Professional financing for income-producing properties and business expansion.

Min FICO640
Max LTV75%

Franchise Loan

Professional financing for income-producing properties and business expansion.

Min FICO640
Max LTV75%

Medical Practice Loan

Professional financing for income-producing properties and business expansion.

Min FICO640
Max LTV75%

Dental Practice Loan

Professional financing for income-producing properties and business expansion.

Min FICO640
Max LTV75%

Veterinary Practice Loan

Professional financing for income-producing properties and business expansion.

Min FICO640
Max LTV75%

Asset Based Lending

Professional financing for income-producing properties and business expansion.

Min FICO640
Max LTV75%

Mezzanine Financing

Professional financing for income-producing properties and business expansion.

Min FICO640
Max LTV75%

Preferred Equity

Professional financing for income-producing properties and business expansion.

Min FICO640
Max LTV75%

Joint Venture Financing

Professional financing for income-producing properties and business expansion.

Min FICO640
Max LTV75%

Ground Up Construction

Professional financing for income-producing properties and business expansion.

Min FICO640
Max LTV75%

Land Development Loans

Professional financing for income-producing properties and business expansion.

Min FICO640
Max LTV75%

Agricultural/Farm Loan

Professional financing for income-producing properties and business expansion.

Min FICO640
Max LTV75%

Winery/Vineyard Loan

Professional financing for income-producing properties and business expansion.

Min FICO640
Max LTV75%

Church/Religious Facility Loan

Professional financing for income-producing properties and business expansion.

Min FICO640
Max LTV75%

Gas Station/C-Store Loan

Professional financing for income-producing properties and business expansion.

Min FICO640
Max LTV75%

Self-Storage Facility Loan

Professional financing for income-producing properties and business expansion.

Min FICO640
Max LTV75%

Mobile Home Park Loan

Professional financing for income-producing properties and business expansion.

Min FICO640
Max LTV75%

Assisted Living/Senior Care Loan

Professional financing for income-producing properties and business expansion.

Min FICO640
Max LTV75%

Cannabis Real Estate Loan

Professional financing for income-producing properties and business expansion.

Min FICO640
Max LTV75%

Auto Repair Shop Loan

Professional financing for income-producing properties and business expansion.

Min FICO640
Max LTV75%

Restaurant Loan

Professional financing for income-producing properties and business expansion.

Min FICO640
Max LTV75%

Owner Occupied Commercial Real Estate

Professional financing for income-producing properties and business expansion.

Min FICO640
Max LTV75%

Blanket Loan

Min FICO640
Max LTV75%

Government Loans

FHA Mortgages

Stable, government-backed financing options for specific eligibility groups.

Min FICO580
Max LTV96.5%

FHA Purchase 3.5% Down

Stable, government-backed financing options for specific eligibility groups.

Min FICO580
Max LTV96.5%

FHA Streamline Mortgages

Stable, government-backed financing options for specific eligibility groups.

Min FICO580
Max LTV96.5%

FHA 203k Rehab Loans

Stable, government-backed financing options for specific eligibility groups.

Min FICO580
Max LTV96.5%

FHA DPA (100% Financing)

Stable, government-backed financing options for specific eligibility groups.

Min FICO580
Max LTV96.5%

FHA High Balance Mortgages

Stable, government-backed financing options for specific eligibility groups.

Min FICO580
Max LTV96.5%

FHA Reverse Mortgages

Stable, government-backed financing options for specific eligibility groups.

Min FICO580
Max LTV96.5%

FHA Profit & Loss Only

Stable, government-backed financing options for specific eligibility groups.

Min FICO580
Max LTV96.5%

FHA VOE Only

Stable, government-backed financing options for specific eligibility groups.

Min FICO580
Max LTV96.5%

FHA Self-Employed

Stable, government-backed financing options for specific eligibility groups.

Min FICO580
Max LTV96.5%

VA Mortgages

Stable, government-backed financing options for specific eligibility groups.

Min FICO580
Max LTV96.5%

VA Purchase 100% Financing

Stable, government-backed financing options for specific eligibility groups.

Min FICO580
Max LTV96.5%

VA IRRRL (Streamline)

Stable, government-backed financing options for specific eligibility groups.

Min FICO580
Max LTV96.5%

VA Native American Direct

Stable, government-backed financing options for specific eligibility groups.

Min FICO580
Max LTV96.5%

USDA Direct Mortgages

Stable, government-backed financing options for specific eligibility groups.

Min FICO580
Max LTV96.5%

USDA Guaranteed Mortgages

Stable, government-backed financing options for specific eligibility groups.

Min FICO580
Max LTV96.5%

USDA Home Improvement

Stable, government-backed financing options for specific eligibility groups.

Min FICO580
Max LTV96.5%

Energy Efficient Mortgage (EEM)

Stable, government-backed financing options for specific eligibility groups.

Min FICO580
Max LTV96.5%

Teacher Next Door

Stable, government-backed financing options for specific eligibility groups.

Min FICO580
Max LTV96.5%

Nurse Next Door

Stable, government-backed financing options for specific eligibility groups.

Min FICO580
Max LTV96.5%

Officer Next Door

Stable, government-backed financing options for specific eligibility groups.

Min FICO580
Max LTV96.5%

Firefighter Next Door

Stable, government-backed financing options for specific eligibility groups.

Min FICO580
Max LTV96.5%

Good Neighbor Next Door (HUD)

Stable, government-backed financing options for specific eligibility groups.

Min FICO580
Max LTV96.5%

Fannie Mae HomePath

Stable, government-backed financing options for specific eligibility groups.

Min FICO580
Max LTV96.5%

Government Mortgages

Stable, government-backed financing options for specific eligibility groups.

Min FICO580
Max LTV96.5%

VA Jumbo Loan

Min FICO580
Max LTV96.5%

Second Liens Loans

HELOC (Home Equity Line of Credit)

Equity-based second mortgages to unlock property value without refinancing the first.

Min FICO680
Max LTV90%

Closed-End Second Mortgages

Equity-based second mortgages to unlock property value without refinancing the first.

Min FICO680
Max LTV90%

HELOAN (Fixed Equity Loan)

Equity-based second mortgages to unlock property value without refinancing the first.

Min FICO680
Max LTV90%

Home Equity Loan

Min FICO680
Max LTV90%

Common Questions About Mortgages in Bexar County

What are current mortgage rates in Bexar County?

Mortgage rates in Bexar County, Texas vary by loan type, credit profile, and term. CMRE offers competitive conventional rates updated daily. Contact a local specialist for a personalized rate quote based on current Bexar County market conditions.

What is the median home price in Bexar County?

The median home price in Bexar County is $270,000. The local market is currently showing Opportunity trends. Our loan specialists can help you find the right program for this price point.

How do I get pre-approved for a home loan in Bexar County?

Getting pre-approved in Bexar County is straightforward with CMRE. Submit your income, credit, and asset documents through our secure portal. Our Texas-licensed loan officers typically issue pre-approval letters within 24 hours, giving you a competitive edge in Bexar County's market.

What mortgage programs are available in Bexar County?

Bexar County homebuyers can access conventional conforming loans, jumbo financing, FHA, VA, and USDA programs depending on eligibility. CMRE specializes in conventional lending with loan amounts tailored to Texas conforming limits. Explore all programs available in your county below.

Expert Lending in Bexar County

When navigating the real estate market in Bexar County, having a reliable lender is essential. Our conventional programs offer some of the most competitive rates for both purchase and refinance transactions. We serve all cities and zip codes within Bexar County, providing local expertise combined with nationwide lending power.

Our platform uses FinTech integration to streamline your pre-approval process, allowing you to move faster in competitiveTexas markets. Contact a loan specialist today to receive a personalized quote tailored to the Bexar County current rate environment.

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Dallas, TX 75201

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