Mortgage broker in Kirby, 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
Kirby mortgage market at a glance
- Conforming limit
- $806,500
- 2026
- FHA single-family
- $568,100
- Bexar County
- Population
- 8,000
- 2024
Mortgages, built around Kirby.
Kirby sits just east of Loop 410 in Bexar County, giving residents quick access to Randolph Air Force Base and the broader Greater San Antonio job market. If you're buying in Kirby, you want a mortgage broker who knows the difference between a conforming loan and an FHA limit — not one who hands you a rate sheet and calls it advice. Q Mortgage (NMLS #2567464) works exclusively in Texas, so every guideline, every county rule, and every program option is one we deal with daily.
How much home can you afford in Kirby?
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 Kirby market in context.
Kirby is a small, close-knit community of roughly 8,000 residents inside Bexar County. Home prices in Kirby tend to sit well below the 2025 conforming loan limit of $806,500, which means most buyers here have straightforward access to conventional financing without needing a jumbo product. The FHA single-unit limit for Bexar County is $568,100, which covers the majority of purchase transactions in this market. Buyers here range from first-timers drawn to relative affordability compared to inner San Antonio neighborhoods, to military families tied to Randolph AFB looking for a short commute. Bexar County's loan limits apply uniformly, so your program options don't change based on which side of the city line you land on.
Every loan program we close, available across Greater San Antonio.
Because most Kirby price points fall comfortably under the conforming limit, a conventional loan is often the straightforward starting point. FHA loans are a strong fit for buyers with smaller down payments or credit profiles still in progress — the $568,100 Bexar County FHA limit covers virtually all entry-level and mid-range homes here. VA loans are worth a serious look for any active-duty or veteran borrower connected to Randolph AFB; the VA county limit matches the full conforming ceiling of $806,500. USDA eligibility should be confirmed by address, as Kirby's incorporated status can affect qualification. Q Mortgage reviews all applicable programs side by side so you're choosing based on your actual numbers, not a guess.
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 moreKirby mortgage FAQs
What is the conforming loan limit for Kirby, TX?
Can I use an FHA loan to buy a home in Kirby?
Do VA loans work in Kirby for buyers near Randolph AFB?
Is Kirby, TX eligible for USDA home loans?
What does a mortgage broker in Kirby do differently than a bank?
Can I refinance my Kirby home if I bought it a few years ago?
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