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
- Population
- 36,000
- 2024
2026 loan limits for Guadalupe County.
Loan limits can vary by county. Enter the property address or select the county for the correct limit.
Source: FHFA conforming loan limit county file, full county loan limit list (HERA-based, final)
Verified: August 12, 2026
Source: HUD FHA single-family forward mortgage limits, CY2026, Texas (hicost1.cfm lookup)
Verified: August 12, 2026
Eligible Veterans with full VA entitlement generally do not have a VA-imposed maximum loan amount. Loan approval remains subject to lender requirements, credit, income, residual income, property value, and available entitlement. County conforming limits can remain relevant when entitlement is not fully available.
Source: VA home loan entitlement guidance
Verified: August 12, 2026
Mortgages, built around Cibolo.
Cibolo sits at the northeast edge of Greater San Antonio, pulling buyers who want SCUCISD schools, quick access to Randolph AFB, and newer construction without the Bexar County price tag. Whether you're closing on a build in Bentwood Ranch or a resale off Cibolo Valley Drive, Q Mortgage (NMLS #2567464) works only in Texas and only as a broker, which means shopping your file across multiple wholesale lenders instead of one bank's rate sheet.
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
- $1,660.89
- Property tax
- $479.62
- Home insurance
- $150.00
- PMI
- $109.49
- Front-end (housing)
- 30.3%
- Back-end (housing + debts)
- 36.0%
- Loan amount
- $262,771
- LTV at origination
- 91.3%
- Cash to close (est.)
- $33,633
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's roughly 36,000 residents skew toward military-connected households, commuters into the I-35 corridor, and families targeting Schertz-Cibolo-Universal City ISD. The city sits in Guadalupe County (FIPS 48187), which keeps property tax and appraisal timelines distinct from Bexar or Comal neighbors. Most transactions here land inside conforming territory, so jumbo financing is the exception rather than the rule, usually tied to larger acreage tracts or higher-end custom builds. Current county loan figures are displayed in the card above on this page.
Every loan program we close, available across Greater San Antonio.
Given Cibolo's price band and buyer mix, three programs carry most of the volume. VA loans are heavily used thanks to Randolph AFB and JBSA proximity, and entitlement rules let qualified veterans finance above standard conforming figures. FHA fits entry-level buyers moving up from rentals in Universal City or Converse. Conventional loans, including 5% and 10% down options, cover the bulk of resale activity in established neighborhoods. Q Mortgage will price all three when it makes sense.
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
Do I need a jumbo loan to buy in Cibolo?
What loan programs work for first-time buyers here?
Can I use a VA loan for a home over the county conforming figure?
How does the Guadalupe County appraisal process affect closing?
Is refinancing worth looking at right now?
Ready to get pre-qualified in Cibolo?
Soft-pull pre-qualification, with no impact to your credit score. No surprises — just a clear number you can shop with.
Other Greater San Antonio markets we serve.
Get a Cibolo pre-qualification.
Tell us a little about your scenario. We follow up on every submission with clear next steps. You'll get a rate-and-term you can take to any agent in Cibolo.