San Antonio Mortgage Loan Officer
Texas Real Estate Sales Agent #454749, AXEN Realty LLC · Senior Loan Officer, Individual NMLS 877741, NEXA Lending
I am Patrick Kevin Fagan, a mortgage loan officer serving San Antonio and Bexar County, and I also hold a Texas real estate sales license. That means the loan officer you talk to for pre-approval is the same person who understands the local market, the neighborhoods, and what it actually takes to close a home here.
I work with first-time buyers, growing families, veterans, and investors across the San Antonio metro, financing homes in Stone Oak, Alamo Ranch, Helotes, Schertz, Cibolo, Converse, and everywhere in between. Loan origination is available statewide across Texas.
Why Work With Me
Mortgage Authority Plus a Real Estate License
Most San Antonio buyers choose a lender and an agent separately, then hope the two coordinate. I hold both licenses, so financing strategy and offer strategy are built together from day one. The result is an offer that is stronger to a seller and a loan that costs you less at closing.
My lending is through NEXA Mortgage, LLC dba NEXA Lending (Company NMLS 1660690); my individual NMLS is 877741. My Texas real estate sales license #454749 is held with AXEN Realty LLC. I have spent 23+ years originating loans and 19 years in real estate sales, most of it helping buyers in and around San Antonio.
What I Can Do for You
- Pre-approval that tells you exactly what you can afford and what your payment will look like.
- Loan selection across conventional, FHA, VA, and USDA, matched to your goals and cash position.
- Down payment assistance and seller concessions used together to minimize your cash to close.
- Offer structure that competes in a multiple-offer market because the financing is already solid.
- A clear explanation of every document, deadline, and step from contract to keys.
Dated Market Numbers
The San Antonio Market, as of June 2026
These are the most recent dated figures I can point you to, each tied to its source and reporting month. Market data changes monthly, so I always pull the freshest numbers for the exact area and price band you are shopping.
$329,730
Median single-family sale price, SABOR MLS area
SABOR June 2026 market statistics press release
77 days
Median days on market
SABOR June 2026 market statistics press release
3,479
Closed sales
SABOR June 2026 market statistics press release
+4%
Median price year over year
vs June 2025, SABOR
$369,755
Schertz median sale price
Redfin, August 2026
$334,778
Cibolo median sale price
Redfin, August 2026
Source: SABOR June 2026 market statistics and Redfin Schertz / Redfin Cibolo. Figures change monthly; verify current data at the linked source.
Down Payment Help
San Antonio HIP, TSAHC, and TDHCA Programs
San Antonio buyers have three main layers of down payment and closing cost help: the City of San Antonio's Homebuyer Incentive Program (HIP), the Texas State Affordable Housing Corporation (TSAHC), and the Texas Department of Housing and Community Affairs (TDHCA). Each has its own income limits, purchase price caps, and application rules, so I help you figure out which ones you qualify for before you shop.
City of San Antonio HIP
The Homebuyer Incentive Program offers down payment and closing cost assistance for income-eligible first-time buyers purchasing a primary residence inside San Antonio city limits. When open, HIP 120 lends $1,000 to $15,000 as a 0% interest second loan, with 75% forgiven over 10 years, and HIP 80 provides a HOME-funded assistance loan for lower-income buyers. For the current fiscal year 2026 cycle, HIP 80 and HIP 120 are paused and not accepting new applications while the city awaits funding renewal.
Confirm current intake status with the Neighborhood & Housing Services Department before you rely on the program.
City of San Antonio HIP pageTSAHC Home Sweet Texas
The Texas State Affordable Housing Corporation's Home Sweet Texas program offers up to 5% down payment assistance plus a Mortgage Credit Certificate that can lower your federal tax bill. It works with FHA, VA, USDA, and conventional loans and serves many first-time buyers across the San Antonio area.
TSAHC program pageTDHCA My First Texas Home
The Texas Department of Housing and Community Affairs offers My First Texas Home with up to 5% down payment assistance for eligible first-time buyers and veterans, plus the Texas Mortgage Credit Certificate. Income and purchase price limits apply and are updated each year.
TDHCA program pageThe honest rule: down payment assistance covers your down payment, and seller concessions (up to 6% on FHA) cover closing costs. They are separate buckets that stack together. The FHA minimum down payment is 3.5%, and a seller concession can never pay that minimum; assistance is what covers the down payment portion.
Bexar County Taxes
What the Bexar County Tax Stack Looks Like
Your property tax bill in Bexar County is a stack of separate taxing units, not one rate. On a typical owner-occupied home inside San Antonio city limits, the combined rate lands around 2.2% to 2.3% of assessed value. The pieces are the county, the City of San Antonio, the school district (the largest line by far), the hospital district, the community college district, the river authority, and any special district like an ESD or road district.
Two things change the number for your exact address: whether the parcel is inside city limits (a non-annexed or unincorporated parcel skips the city line), and which school district serves it. Two similar homes in the same ZIP can carry different tax bills. The Bexar Appraisal District record lists every taxing unit for a specific property, and that is the document to read before you budget a payment.
San Antonio property taxes by school districtIllustrative Bexar County Stack
Typical combined owner-occupied rate inside San Antonio city limits, before exemptions. Your parcel is verified from the appraisal district record.
- School district (largest line)~$1.20-$1.30 per $100
- City of San Antonio~$0.50-$0.55 per $100
- Bexar County~$0.26-$0.28 per $100
- Hospital + college + river + ESD~$0.20-$0.30 per $100
- Typical combined total~2.2%-2.3%
Homestead exemption lowers the taxable value and is worth filing on your primary residence. Rates are set each year, so confirm the current adopted rates for the exact property.
VA Loans and JBSA Relocation
Joint Base San Antonio (JBSA) is one of the largest military installations in the country, with Fort Sam Houston, Lackland, and Randolph spread across the metro. If you are active duty, a veteran, or a military family PCSing to San Antonio, the VA loan is the strongest financing tool you can use: zero down payment, no monthly mortgage insurance, and seller concessions that help cover closing costs.
The practical question on a PCS timeline is timing: match your report date to a quick move-in or an official build completion date, confirm the builder handles VA appraisals the way you need, and check whether any builder incentive requires the preferred lender before you compare financing. I work VA purchases around JBSA every month and can walk the timeline with you.
Military and Veterans
Financing That Moves With Your Orders
Beyond the VA loan itself, the neighborhoods around JBSA matter. Schertz, Cibolo, Universal City, and Converse sit close to Randolph; Stone Oak and the US-281 corridor feed Camp Bullis and Fort Sam Houston; and the far west side serves Lackland. Each has a different price point, school district, and tax stack, so the address, not the base, drives the numbers.
I help military families with the full package: VA eligibility and funding fee, pre-approval before the house hunt, offer strategy that competes with civilian buyers, and a closing timeline that fits a report date. If you are PCSing in, start the pre-approval before you land so you can shop with a real number.
VA loans near JBSA, the full guideWorked Example
Cash to Close on a $300,000 FHA Purchase in Bexar County
Here is a realistic, worked example so you can see where the cash goes. This is illustrative, not a quote: your exact numbers depend on the property, your credit, the lender, and your closing day. Run your own numbers in the cash-to-close calculator.
The Deal
- Purchase price
- $300,000
- Loan type
- FHA, 3.5% down, 30-year fixed
- Down payment
- $10,500
- FHA upfront MIP (1.75%)
- $5,250 (rolled into the loan)
- Origination / lender fees (est.)
- ~$2,895
- Title insurance and settlement (TDI rates)
- ~$2,118
- Appraisal
- ~$500
- Prepaid interest (est.)
- ~$775
- Homeowners insurance (year 1)
- ~$1,050
- Prorated property taxes (est.)
- ~$3,405
- Initial escrow funding (est.)
- ~$1,115
Total before offsets
~$22,358
Down payment plus closing costs, prepaids, and escrow before any credits.
What offsets it
- Earnest money deposit-$5,000
- Seller concession (FHA cap 6%)-$5,000
- Down payment assistance (TSAHC / TDHCA tier)-$9,000
Estimated cash to close
~$3,358
Illustrative. The real number comes from your Loan Estimate and depends on your exact deal, credit, and closing day.
Client Reviews
What San Antonio Buyers Say
Real Google reviews from clients Patrick served in the San Antonio and Hill Country area.
“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
“They streamlined the ENTIRE process. He knows the market... And most importantly saving my family a huge sum on closing costs.”
Isaiah Zavala · Buyer
“Amazing service and great communication throughout the entire process. I thought buying a home was going to be extremely stressful and difficult but Patrick Kevin Fagan made it so easy. I would highly recommend him to anyone looking to buy a home in the area!”
Dylan Lieck · First-Time Buyer
“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
“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
“He consistently stands out as one of the best mortgage loan officers in San Antonio, TX. It's clear he's someone you can trust!”
James Brown · Industry Partner
San Antonio Mortgage FAQ
Questions San Antonio Buyers Ask
How much house can I afford in San Antonio?
It depends on your income, debts, down payment, and the rate you qualify for. A solid starting point: with the June 2026 SABOR median of $329,730, a 3.5% down FHA buyer at a 6.5% rate is looking at roughly a $2,400 to $2,700 total payment including taxes and insurance. I run your real pre-approval so you shop with an exact number, not a guess.
Can I use down payment assistance with an FHA loan in San Antonio?
Yes. FHA needs only 3.5% down, and programs like TSAHC Home Sweet Texas and TDHCA My First Texas Home can cover most or all of that amount plus closing costs (the City of San Antonio HIP programs are paused for the fiscal year 2026 cycle). Assistance covers the down payment; seller concessions cover closing costs. They are separate buckets that stack, and I map the combination for your specific purchase.
What credit score do I need for a mortgage in San Antonio?
FHA allows 580 with 3.5% down, and 500 to 579 with 10% down. Conventional loans typically want 620 or better. Your score also drives your rate, and raising it 40 to 60 points can save real money each month. I review your credit before we pick a program so you know exactly where you stand.
Should I get pre-approved before looking at homes?
Yes, every time. A real pre-approval tells you your exact budget, makes your offer competitive in a multiple-offer market, and prevents the heartbreak of falling for a home you cannot finance. Starting takes just a few quick questions, and Patrick personally reviews your payment and loan options with you.
Is now a good time to buy a home in San Antonio?
For most buyers, the answer is yes if you plan to stay five years or more. Prices are up about 4% year over year per SABOR's June 2026 data, homes are sitting a little longer at a 77-day median, and seller concessions are more available than they were in the hot market. Buying power is decided by your rate and your cash position, so I run the real numbers for your situation rather than guessing.
Start Reading
San Antonio Mortgage Guides and Answers
Every guide below was written by Patrick Kevin Fagan to answer the questions San Antonio buyers ask most.
How to Choose a Mortgage Lender in San Antonio
The Best First-Time Homebuyer Loans in Texas
Down Payment Assistance in San Antonio
VA Loans Near JBSA in San Antonio
San Antonio Community Guide
Mortgages and Financing Q&A
Explore the Communities
Buying in the San Antonio area?
Book a free discovery call and we will map your loan options and cash to close. Prefer to talk now? Call or text me directly at 210-317-6514. I return every message.
Explore all mortgage services with Patrick Kevin Fagan, including VA loans in Texas 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 (individual NMLS 877741) with NEXA Lending (Company 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.
