Mortgage broker in Cibolo, TX.
Conventional, FHA, VA, USDA, Jumbo, and Non-QM lending across Greater San Antonio. Same loan officers from soft-pull pre-qualification to clear-to-close.
- Local Greater San Antonio lender — fast pre-qualification, no surprises
- Conventional, FHA, VA, USDA, Jumbo, and Non-QM under one roof
- Texas-only focus. Q Mortgage LLC, NMLS #2567464
Cibolo mortgage market at a glance
- Conforming limit
- $806,500
- 2026
- FHA single-family
- $568,100
- Guadalupe County
- Population
- 36,000
- 2024
Mortgages, built around Cibolo.
Cibolo is one of Guadalupe County's fastest-growing communities, drawing families who want easy access to Greater San Antonio without paying inner-loop prices. Schertz-Cibolo-Universal City ISD keeps relocation buyers coming, and employers along the I-35 corridor make the commute workable. Q Mortgage (NMLS #2567464) works exclusively in Texas, so our loan officers know this market street by street — not zip code by zip code.
How much home can you afford in Cibolo?
Adjust the inputs to see your max purchase price, target monthly payment, and front-end/back-end DTI. Tied to the same calc engine our loan officers use.
Gross household income
Cards, auto, student loans
Cash you have available
Texas avg ~2.0%
36% = conservative, 43% = QM, 50% = aggressive
- Principal & interest
- $1,639.80
- Property tax
- $496.49
- Home insurance
- $150.00
- PMI
- $113.71
- Front-end (housing)
- 30.3%
- Back-end (housing + debts)
- 36.0%
- Loan amount
- $272,897
- LTV at origination
- 91.6%
- Cash to close (est.)
- $33,937
Enter your contact info to download the PDF summary.
Estimate only. Lenders evaluate credit score, employment history, asset reserves, and loan program in addition to DTI. Cash-to-close uses a 3% closing-cost estimate; actual closing costs vary by lender, title, and county.
The Cibolo market in context.
Cibolo sits in Guadalupe County, which shares loan limits with the broader San Antonio metro. The 2025 conforming limit here is $806,500 and the FHA single-family limit is $568,100, so most buyers in established Cibolo neighborhoods can finance with a conventional loan without bumping into jumbo territory. With a population around 36,000 and steady in-migration from the San Antonio core, buyer demand skews toward move-up families and first-time buyers priced out of Bexar County. That mix means loan officers need to be comfortable across a wide range of purchase price points, not just one product type.
Every loan program we close, available across Greater San Antonio.
Because most Cibolo home prices fall within the $806,500 conforming limit, conventional financing is the natural starting point for move-up buyers. VA loans are a strong fit given the area's proximity to Randolph Air Force Base and the large active-duty and veteran population in Guadalupe County — the VA county limit also sits at $806,500. FHA loans at the $568,100 limit are well-suited to entry-level neighborhoods and first-time buyers who need a lower down payment. For purchases above the conforming ceiling, jumbo financing is available. USDA Rural Development loans may apply to qualifying addresses on Cibolo's outer edges — eligibility is address-specific and worth checking early.
Government-backed
FHA Loans
Low down payment, flexible credit. Great for first-time buyers.
Learn moreVA Loans
Zero-down financing for veterans, active duty, and surviving spouses.
Learn moreUSDA Loans
Zero-down for rural and suburban-eligible properties.
Learn moreFirst-Time Home Buyer
Programs and guidance for your first purchase.
Learn moreDown Payment Assistance
TX grants and second-lien programs to bridge the down-payment gap.
Learn more1% Down Programs
Special programs that close with as little as 1% from you.
Learn moreZero Down Programs
Pathways to a zero-down purchase via VA, USDA, or lender credits.
Learn more100% Financing
100% LTV options for qualifying borrowers.
Learn moreConventional
Conventional Loans
Standard 3% to 20% down loans backed by Fannie/Freddie.
Learn moreJumbo Loans
Above-conforming financing for higher-priced homes.
Learn moreFixed-Rate Mortgage
Lock the same rate for 15 or 30 years.
Learn moreAdjustable-Rate Mortgage
Lower intro rate for buyers who plan to move or refi.
Learn more30-Year Mortgage
Most-common loan term for primary residences.
Learn moreRefinance & equity
Refinance Overview
Find the right refi structure for your equity + rate goals.
Learn moreRate-and-Term Refinance
Lower your rate or shorten your term.
Learn moreCash-Out Refinance
Tap equity for renovations, debt consolidation, or investment.
Learn moreHELOC
Revolving credit line tied to your home equity.
Learn moreHome Equity Loan
Fixed-rate second lien against your TX home equity.
Learn moreSpecialty programs
Rent-to-Own
Lease-to-purchase pathway for buyers who need time.
Learn moreNew Construction
Financing for spec, semi-custom, and custom new builds.
Learn moreConstruction & Renovation
Single-close construction or renovation financing.
Learn moreLand Loans
Acquire raw or improved land for future construction.
Learn moreMedical Professional
Physician/MD/DO programs with relaxed DTI + student-loan handling.
Learn moreITIN Loans
Financing for borrowers without an SSN using an ITIN.
Learn moreTip Worker Loans
Income-qualification using documented tip income.
Learn moreNon-QM & investor
Bank Statement Loans
12- or 24-month bank statements in lieu of tax returns.
Learn moreP&L Loans
CPA- or borrower-prepared P&L for self-employed income.
Learn more1099 Loans
Qualify on 1099 income instead of W-2 or returns.
Learn moreAsset Depletion
Qualify using verified assets converted to monthly income.
Learn moreDSCR (Investor)
Qualify the property — no personal income docs required.
Learn moreFix-and-Flip
Short-term acquisition + rehab financing for flippers.
Learn moreBridge / Hard Money
Short-term financing to bridge purchase and permanent loan.
Learn morePortfolio / Blanket
Single loan across multiple investment properties.
Learn moreShort-Term Rental
Financing structured around STR / Airbnb income.
Learn moreForeign National
TX financing for non-US-citizen / non-resident borrowers.
Learn moreExpanded Program
Catch-all Non-QM for scenarios outside standard guidelines.
Learn moreCibolo mortgage FAQs
What is the conforming loan limit for Cibolo, TX?
Can I use a VA loan to buy a home in Cibolo?
Is FHA a good option for buying in Cibolo?
Do I need a jumbo loan to buy in Cibolo?
Could my Cibolo address qualify for a USDA loan?
Does Q Mortgage serve buyers in Schertz-Cibolo-Universal City ISD?
Ready to get pre-qualified in Cibolo?
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