Spring Branch TX Mortgage Lender

Some 78070 addresses qualify and some do not. USDA eligibility is an address-level fact drawn on the official USDA map, and income limits are set by the county the property sits in. I check the exact address, confirm it against the current limits, and compare zero-down USDA against VA, FHA, and conventional before we decide.

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, and the water provider is verified for the exact parcel. I walk Spring Branch buyers through the requirements before a contract is signed so there are no surprises at the closing table.

New sections around Smithson Valley and along the 281 and 46 corridors often tie builder 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.

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.

Property taxes are collected through your monthly escrow, so the tax bill is part of your payment rather than a surprise at closing. For a typical unincorporated 78070 parcel, the tax year 2025 stack runs about $1.38 per $100 of value: Comal ISD about $1.07 and Comal County about $0.31, with no city tax for most parcels. I verify the exact parcel and its exemptions through the Comal Central Appraisal District.