What is the 2026 FHA loan limit in San Antonio?

$557,750 for a one-unit home in Bexar County.

Is there a VA loan limit in San Antonio?

Not with full entitlement. If part of your entitlement is in use, the county limit is used to work out how much you can borrow with no down payment.

Does San Antonio have down payment assistance?

Yes. The city's HIP program offers up to $30,000 depending on income and price, and state programs offer up to 5%.

Is Nick Grisanti licensed to lend in San Antonio?

Yes. Nick is licensed as a Mortgage Loan Originator in Texas (TX SML licensed), and loans are originated through C2 Financial Corporation, NMLS #135622.

Bexar County · Texas

Mortgages in San Antonio.

Nick Grisanti

Mortgage Loan Originator · NMLS #2719729FL #LO138662 · OH #MLO-OH.2719729 · TN #2719729 · TX SML licensedC2 Financial Corporation · NMLS #135622

VA, FHA, conventional, Texas home equity and rental property loans in San Antonio and Bexar County, from 100+ wholesale lenders through C2 Financial Corporation.

$557,7502026 FHA limit, Bexar County
100+Wholesale lenders

Step 1 of 4

What can we help you with?

A few details

Credit score, roughly

When are you hoping to close?

Main income type

First home you've bought?

Monthly debt payments (car, student, cards)

Served in the military? (optional)

How will it be rented?

How do you know the rent?

Expected gross rent per month

Prepayment penalty you could accept

How would you document income?

Renovation budget

Value after renovation (estimate)

Plan when it's done

The lot

Lot value (estimate)

Construction budget

Plans and permits

Who is building it?

When it's finished, you'll

Buying in your name or an LLC?

Projects in the last 3 years

Include taxes and insurance in the monthly payment?

Loan amount, if you know it

2026

San Antonio by the numbers

Joint Base San Antonio makes San Antonio one of the biggest VA loan markets in the country. Bexar County's 2026 FHA limit is $557,750.

FHA · 1 unit · Bexar County $557,750 Above the $541,287 national floor because of Bexar County's higher home prices.

Conforming · 1 unit $832,750 Loans above this are jumbo loans.

Median sale price $302,000 San Antonio Board of Realtors median, September 2026.

City tax rate $0.5629 City of San Antonio rate per $100 of value, tax year 2026. County, school district and special district rates are added on top.

State income tax None Texas has no state income tax, and no transfer tax on home sales.

Check your county's FHA limit with HUD's lookup. Two- to four-unit properties have higher limits. Nick confirms the current figures for your county before every rate lock.

Local rules and costs

What buyers in San Antonio should know

Military VA loans near JBSA Eligible veterans and service members with full entitlement have no VA loan limit. Many JBSA families keep their home as a rental after a move. VA loans → First-time buyers City HIP assistance San Antonio's Homeownership Incentive Program offers up to $30,000 (HIP 80) or $15,000 (HIP 120) for income-qualified buyers in city limits, with price caps. City HIP → Short-term rentals STR permit and monthly hotel tax Every short-term rental needs a city permit, and operators file city and county hotel tax reports monthly, even with no bookings. City STR permits → Taxes File your homestead by April 30 A Texas homestead takes $140,000 off your home's value for school taxes ($60,000 more at 65+ or disabled). File with the appraisal district by April 30 of the year after you buy. Comptroller exemptions → First-time buyers TDHCA and TSAHC programs State programs such as My First Texas Home, My Choice Texas Home, Homes for Texas Heroes and Home Sweet Texas offer down payment help of up to 5%. Income and price limits apply. TDHCA programs → Investors Rental property in San Antonio A DSCR loan qualifies on the property's rent rather than your personal income, which suits investors who own several properties or live outside San Antonio. How DSCR works →

About San Antonio

Living and buying in San Antonio

Joint Base San Antonio (Fort Sam Houston, Lackland and Randolph) is the region's largest employer, followed by H-E-B and USAA, and the South Texas Medical Center supports more than 86,000 jobs.

Buyers look at historic homes in Monte Vista, King William and Tobin Hill, the separate city of Alamo Heights, master-planned Stone Oak, and suburbs such as Schertz, Boerne, New Braunfels and Helotes.

Neighborhoods

Where buyers look

Alamo Heights
Monte Vista
King William
Tobin Hill
Stone Oak
Schertz
Boerne
New Braunfels
Helotes

Schools: Northside ISD and North East ISD cover much of the city; San Antonio ISD serves the urban core. Check the district for any specific address before you buy.

Loans in San Antonio

Loan programs

Most common Conventional Fannie Mae and Freddie Mac loans for primary homes, second homes and investment property. Conventional loans → Flexible credit FHA Low down payment for a San Antonio home you'll live in, with local down payment help. FHA in San Antonio → Veterans VA For eligible veterans, service members and surviving spouses. VA loans → Higher prices Jumbo Loan amounts above the conforming limit. Jumbo loans → Investors DSCR Buy or refinance a San Antonio rental on the property's rental income. DSCR in San Antonio → Self-employed Bank statement For self-employed borrowers whose tax returns understate their income. Bank statement loans → Home equity HELOC and cash-out Borrow against your home's equity with a line of credit or a cash-out refinance. Compare options →

Not every lender offers every program in every state, and all loans are subject to credit approval and program guidelines. Nick compares 100+ wholesale lenders through C2 Financial Corporation to find the programs that fit your scenario.

Questions

San Antonio mortgage FAQ

What is the 2026 FHA loan limit in San Antonio?: $557,750 for a one-unit home in Bexar County.
Is there a VA loan limit in San Antonio?: Not with full entitlement. If part of your entitlement is in use, the county limit is used to work out how much you can borrow with no down payment.
Does San Antonio have down payment assistance?: Yes. The city's HIP program offers up to $30,000 depending on income and price, and state programs offer up to 5%.
Is Nick Grisanti licensed to lend in San Antonio?: Yes. Nick is licensed as a Mortgage Loan Originator in Texas (TX SML licensed), and loans are originated through C2 Financial Corporation, NMLS #135622.