Mortgage FAQ's — Texas Lending Partners San Antonio Texas

At Texas Lending Partners, we believe knowledge empowers confident decisions. Our FAQ section is designed to help you understand the home loan process, available programs, and what to expect when buying, refinancing, or investing in a home.

Here, you’ll find answers to the most common questions about loan types, down payment requirements, credit score qualifications, and special programs, including options like VA, FHA, USDA, conventional loans, and Texas down payment assistance programs (SETH, TDHCA, TSAHC, HIP) for eligible San Antonio buyers and employees.

Whether you’re a first-time buyer, a veteran, or simply exploring your options, we’re here to guide you every step of the way.

We offer flexible credit programs designed to help more homebuyers achieve their goals, even if their credit isn’t perfect.
✅ VA Loans – We have programs that accept credit scores as low as 580 (under certain circumstances), making homeownership possible for many veterans and active-duty service members who may not qualify elsewhere.

✅ FHA Loans with Down Payment Assistance: For buyers who need help with their upfront costs, we offer FHA loan options starting at a 620 credit score, which can also include down payment assistance to make getting into a home more affordable.
These programs are great opportunities for buyers who have strong income and rental history but may need a little extra flexibility on credit. Our team will review your full financial picture to find the best loan and assistance options available for your unique situation.
- USDA and VA Loans: These programs offer 100% financing, which means no down payment is required.
- FHA Loans: Require a minimum 3.5% down payment.
- Conventional Loans: Typically require 3% to 5% down, depending on the borrower’s credit profile and qualification.
Each loan program has unique benefits and eligibility requirements, so it’s best to discuss your options with a loan expert to determine which fits your financial goals.
These are Down Payment Assistance (DPA) programs designed to make homeownership more affordable for Texans — especially first-time buyers, teachers, first responders, healthcare workers, and city employees.
- SETH (Southeast Texas Housing Finance Corporation) – Offers the 5 Star Texas Advantage Program, which provides down payment and closing cost assistance for eligible borrowers. Assistance can come as a grant or forgivable second lien, depending on income and credit.
- TDHCA (Texas Department of Housing and Community Affairs) – Provides the My First Texas Home and My Choice Texas Home programs, offering low-interest rates, down payment, and closing cost assistance for first-time buyers and certain repeat buyers. These programs also have special options for veterans.
- TSAHC (Texas State Affordable Housing Corporation) – Offers grants and second-lien assistance through the Homes for Texas Heroes and Home Sweet Texas programs. These are popular with teachers, firefighters, police officers, EMS, and healthcare professionals, as well as general low- to moderate-income Texans.
- HIP (Homeownership Incentive Program) – Specific to City of San Antonio employees, this program provides forgivable loans up to $30,000 (depending on household income and property location) to help cover down payment and closing costs.
Each of these programs has different credit score, income, and property requirements, but many work with FHA, VA, USDA, or conventional loans. They can often be combined with competitive loan programs to make buying a home in the San Antonio area more affordable.
In addition to your down payment, there are several upfront costs and fees that come with purchasing a home. These can vary depending on the property, loan type, and local requirements, but here are the most common:
- Earnest Money Deposit: A good-faith deposit you make when submitting an offer. It shows the seller you’re serious about purchasing the home. This money is typically applied toward your closing costs or down payment at closing.
- Appraisal Fee: The lender requires an independent appraisal to confirm the home’s value. Appraisal fees typically range from $500 to $750 depending on the size and location of the property.
- Home Inspection: A licensed inspector evaluates the condition of the home and reports any needed repairs or issues. This is not required by the lender but is strongly recommended for buyers. Inspection fees usually range from $300 to $600.
- Title Fees: These include costs for a title search (to verify legal ownership) and title insurance, which protects you and the lender against potential ownership disputes.
- Closing Costs: A combination of lender, title, and third-party fees (such as recording and escrow fees). These typically range from 2% to 5% of the purchase price, though some loan programs or sellers may help cover part of these expenses.
- Other Possible Fees: You may also see credit report fees, flood certification, recording fees, or prepaid expenses like homeowners insurance and property taxes collected at closing.
Understanding these costs upfront helps you budget more accurately and avoid surprises at closing. Your loan officer will provide a Loan Estimate early in the process, outlining all expected fees and expenses.

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Texas Lending Partners | Branch NMLS #2345626, 4372 North Loop 1604 West Suite #203, Shavano Park, TX, 78249 | Licensed in TX (210) 460-3778 Sheri.Walls@tlpmortgage.com

Licensed in Texas, Louisiana, and Arkansas

Texas Lending Partners a Division of American Pacific Mortgage Corporation, NMLS #1850

M-F 9:00 a.m.–5:00 p.m.

© 2025 American Pacific Mortgage Corporation. for informational purposes only. No guarantee of accuracy is expressed or implied. Programs shown may not include all options or pricing structures. Rates, terms, programs and underwriting policies subject to change without notice. This is not an offer to extend credit or a commitment to lend. All loans subject to underwriting approval. Some products may not be available in all states and restrictions may apply. Equal Housing Opportunity.

PURSUANT TO THE REQUIREMENTS OF SECTION 157.007 OF THE MORTGAGE BANKER REGISTRATION AND RESIDENTIAL MORTGAGE LOAN ORIGINATOR ACT, CHAPTER 157, TEXAS FINANCE CODE, YOU ARE HEREBY NOTIFIED OF THE FOLLOWING: CONSUMERS WISHING TO FILE A COMPLAINT AGAINST A MORTGAGE BANKER OR A LICENSED MORTGAGE BANKER RESIDENTIAL MORTGAGE LOAN ORIGINATOR SHOULD COMPLETE, SIGN AND SEND A COMPLAINT FORM TO THE TEXAS DEPARTMENT OF SAVINGS AND MORTGAGE LENDING, 2601 NORTH LAMAR, SUITE 201, AUSTIN, TEXAS 78705. COMPLAINT FORMS AND INSTRUCTIONS MAY BE DOWNLOADED AND PRINTED FROM THE DEPARTMENT’S WEBSITE AT WWW.SML.TEXAS.GOV. A TOLL-FREE CONSUMER HOTLINE IS AVAILABLE AT 1-877-276-5550. THE DEPARTMENT MAINTAINS A RECOVERY FUND TO MAKE PAYMENTS OF CERTAIN ACTUAL OUT OF POCKET DAMAGES SUSTAINED BY BORROWERS CAUSED BY ACTS OF LICENSED MORTGAGE BANKER RESIDENTIAL MORTGAGE LOAN ORIGINATORS. A WRITTEN APPLICATION FOR REIMBURSEMENT FROM THE RECOVERY FUND MUST BE FILED WITH AND INVESTIGATED BY THE DEPARTMENT PRIOR TO THE PAYMENT OF A CLAIM. FOR MORE INFORMATION ABOUT THE RECOVERY FUND, PLEASE CONSULT THE DEPARTMENTS WEB SITE AT WWW.SML.TEXAS.GOV | http://www.apmortgage.com/

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