Bulverde TX Mortgage Lender
Texas Real Estate Sales Agent #454749, AXEN Realty LLC · Senior Loan Officer, NMLS ID #877741, NEXA Mortgage, LLC
I am Patrick Kevin Fagan, a mortgage loan officer who works with buyers in Bulverde and the communities along the US-281 corridor, including Timberwood Park, Hidden Trails, and the surrounding Hill Country. Because I also hold a Texas real estate sales license, I know this market from the listing side as well as the lending side.
Bulverde is one of the fastest-growing corners of the San Antonio market, with both new construction communities and larger resale lots. The practical details here are specific: USDA eligibility is an address-level fact, well and septic homes carry extra underwriting steps, and the property tax stack changes at the Comal and Bexar county line. I finance new builds and resales, and I price the details of your exact address into your payment before you shop. Loan origination is available statewide across Texas.
Why Bulverde Buyers Call Me
A Loan Officer Who Understands New Construction and the 281 Market
Much of Bulverde's inventory is newly built, and builder financing is rarely the best deal once you add up the rate, the fees, and the incentives. I compare the builder's preferred lender against my own numbers so you know what you are giving up, or keeping, before you sign.
For resale homes on larger lots, I work through the details that matter here, including well and septic systems, USDA eligibility by exact address, and property taxes that change at the Comal and Bexar county line. Two homes ten minutes apart can have different loan requirements and different tax stacks, and the address, not the town, drives both.
Because I am also a Texas real estate sales agent, I can act as your buyer representation for the home search while the same person handles your loan. That means the financing and the offer strategy are built together, which is how offers win and cash to close stays low.
Bulverde Mortgage Support
- New construction financing compared against builder-lender offers, incentive fine print included.
- USDA, VA, FHA, and conventional options matched to the property and your cash position.
- Down payment assistance and seller concessions used together to lower cash to close.
- Property tax planning at the address level, Comal or Bexar side, so the payment matches reality.
- A local real estate license for buyers who still need an agent on their side.
Bulverde Buyers' Proof
Real Clients, Real Cash-to-Close Results
Every review below is a real Google review from a client Patrick served in the San Antonio and Hill Country area. He holds a 5.0 average across 50 Google reviews.
“Words can't begin to describe how content I am with Patrick Kevin Fagan and his amazing team! They were highly attentive every step of the way, answering any questions or concerns we may have had.”
Victoria Reyna · First-Time Buyer
First home, roughly $3K out of pocket on a $245K home
“I came across Mr. Fagan the Mortgage Patriot on YouTube after experiencing a few hurdles while trying to buy a home. He's very responsive, professional and will clearly explain every step of your buying process, and best of all he was able to keep some money in my pocket.”
Vince White · First-Time Buyer
Found him on YouTube; seller concessions kept cash in his pocket
“The Mortgage Patriot rocks! Patrick Kevin Fagan and his team helped coordinate finding the perfect home, negotiating the deal and then getting me a great deal on my mortgage. Couldn't be more happy and would recommend him to everyone!”
Jane Lambert · First-Time Buyer
$10,200 in seller concessions plus $3K gift funds; check for under $3K at closing
Learn Before You Buy
The Mortgage Patriot on YouTube
I built my YouTube channel, The Mortgage Patriot, to teach buyers how to lower interest rates, minimize cash to close, and find down payment assistance. Every video is a plain-English walkthrough of the exact questions Bulverde and Texas buyers ask.
Watch a few episodes before you tour homes along 281. You will walk into the process knowing what pre-approval really means, what the loan estimate is telling you, and what to ask at every step.
Local Mortgage Topics
What Buyers Ask Me in Bulverde
Bulverde combines new construction communities with acreage resales, which means the real questions are about incentives, utilities, taxes, and exactly which corner of a ZIP qualifies for which loan.
New Construction Communities Along 281
Ventana, Castlerock, and the new sections around Bulverde are popular with buyers, and builder incentives often come with fine print. I compare the preferred lender rate sheet against an independent quote so you know what an incentive really costs.
Builder incentives, explainedUSDA Eligibility in 78163 and 78070
Bulverde sits in a patchwork of USDA-eligible and ineligible parcels. I run the exact address through the official map, check the current income limits for the county, and compare zero-down USDA against VA, FHA, and conventional.
USDA loans in Bulverde and Spring BranchProperty Taxes: Comal vs. Bexar Lines
Part of the Bulverde area sits in Comal County, part in Bexar, and the school districts differ too. The tax stack changes with the parcel, so I verify the exact address through the appraisal district rather than quoting a town average.
Property taxes in Bulverde, explainedDown Payment Assistance in Texas
Texas down payment assistance programs and seller concessions can shrink what you bring to closing. I check current program fit against your income and purchase price and show how DPA pairs with FHA, conventional, and VA loans.
Texas down payment assistanceLoan Options Compared
Which Loan Fits a Bulverde Purchase?
Bulverde buyers often compare four loan programs. The right one depends on your credit, cash position, and the property itself, including whether the address falls in a USDA-eligible pocket. Here is how they stack up.
| Loan Type | Down Payment | Who It Fits | Why It Matters in Bulverde |
|---|---|---|---|
| Conventional | 3% or more | Buyers with solid credit and a conventional reserve | A common choice for new construction and resale along 281; pairs well with Texas down payment assistance. |
| FHA | 3.5% | First-time buyers and lower credit scores | A frequent first-home choice and a strong match with seller concessions; monthly mortgage insurance stays for the life of the loan. |
| VA | 0% | Veterans, active-duty, and eligible spouses | No down payment and no monthly mortgage insurance; a strong tool for military families tied to Camp Bullis, Fort Sam Houston, and JBSA. |
| USDA | 0% | Buyers in USDA-eligible rural areas | Zero down for eligible addresses in 78163 and 78070, but eligibility is an address-level fact verified on the official map, never assumed from the ZIP. |
Down payment figures are program minimums and assume a primary residence. Your exact terms depend on credit, loan amount, and the property. Loan origination is available statewide across Texas.
Bulverde Market Snapshot
What the Bulverde Numbers Say
These figures come from working primary sources and change monthly. They give you context, not a price quote. Your exact purchase is built from dated comparables for your specific streets.
$465,000
ZIP 78163 (Bulverde) median sale price
Redfin, 102 sales, March 2026, up 19.2% year over year.
~$1.64
Typical Bulverde tax stack per $100
FY 2025-26 adopted rates on the Comal side: Comal ISD about $1.07, Comal County about $0.31, City of Bulverde about $0.26 when inside city limits.
Address-level
USDA eligibility in 78163 and 78070
Some parcels qualify for zero-down USDA and others do not. Verified on the official USDA map, never assumed from a ZIP code.
Dual licensed
The Bulverde difference
The loan officer on your file (NMLS 877741) and the Texas sales agent representing you (#454749) are the same person.
Sources: Redfin ZIP 78163 housing market report (March 2026), Comal ISD, Comal County, and City of Bulverde adopted FY 2025-26 tax rates, and the USDA property eligibility map. Figures are reported as published and are not a quote or valuation for any specific property.
Bulverde Mortgage FAQ
Bulverde Mortgage Questions, Answered
These are the financing questions Bulverde and Hill Country buyers ask me most, answered in plain English.
Can a USDA loan buy a home in Bulverde?
Some 78163 addresses qualify and some do not. USDA eligibility is an address-level fact drawn on the official USDA map, not a town-level rumor. I check the exact address, confirm it against the current income limits for the county the property sits in, and compare zero-down USDA against VA, FHA, and conventional before we decide.
Should I use the builder’s lender for a new construction home in Bulverde?
Not automatically. New sections of Ventana, Castlerock, and other Bulverde communities tie incentives to the preferred lender, and those incentives have fine print. I read the incentive terms, compare the preferred rate sheet against an independent quote, and show you the real math, including whether you can keep the incentive and use your own lender.
Do homes on private wells and septic need special financing?
Homes on a private well and septic system bring extra underwriting, appraisal, and inspection steps that a city-served home does not. Well yield, septic condition, and the well and septic records all get reviewed before closing. I walk Bulverde buyers through the requirements before a contract is signed so there are no surprises at the closing table.
How much do I need for a down payment in Bulverde?
It depends on the program and your cash position. Conventional starts at 3%, FHA at 3.5%, and VA and USDA at 0%. Texas down payment assistance can reduce what you bring to closing, and seller concessions can pay many closing costs. On the right combination, buyers have closed with only a few thousand dollars out of pocket.
How are Bulverde property taxes factored into my payment?
Property taxes are collected through your monthly escrow, so the tax bill is part of your payment rather than a surprise at closing. On the Comal County side of Bulverde, the FY 2025-26 stack totals about $1.64 per $100 of value: Comal ISD about $1.07, Comal County about $0.31, and the City of Bulverde about $0.26 when inside city limits. Parcels on the Bexar County side use different rates. I verify the exact parcel through the Comal Central Appraisal District or the Bexar Appraisal District.
Start Reading
Bulverde and Hill Country Guides
Written by Patrick Kevin Fagan for buyers considering Bulverde and the US-281 corridor.
Live in Bulverde: A Buyer’s Guide
Is Bulverde a Good Place to Buy?
Moving From San Antonio to Bulverde
Bulverde vs Spring Branch: Which Is Right for You?
Property Taxes in Bulverde and Spring Branch
Homebuying Team for Bulverde and Spring Branch
USDA Loan Funding in Bulverde and Spring Branch
Bulverde Community Q&A
Explore Nearby Communities
Buying in Bulverde or along 281?
Book a free discovery call and we will compare your loan options for new construction or resale, check USDA eligibility by address, and map your cash to close. Prefer to talk now? Call or text 210-317-6514. I return every message.
Explore all mortgage services with Patrick Kevin Fagan, including the Spring Branch TX mortgage guide and Texas down payment assistance.
About Patrick Kevin Fagan, REALTOR®
Patrick Kevin Fagan is a Texas Real Estate Sales Agent (#454749) with AXEN Realty LLC and a Senior Loan Officer (NMLS ID #877741) with NEXA Mortgage, LLC (NMLS #1660690). He brings 23+ years in mortgage lending and 19 years in real estate, serving homebuyers, homeowners, and sellers across Greater San Antonio and the Texas Hill Country, with loan origination available statewide across Texas.
