Mortgage broker in Live Oak, 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
Live Oak mortgage market at a glance
- Conforming limit
- $806,500
- 2026
- FHA single-family
- $568,100
- Bexar County
- Population
- 16,500
- 2024
Mortgages, built around Live Oak.
Live Oak sits just northeast of San Antonio along I-35, giving residents quick access to Randolph Air Force Base and the broader Greater San Antonio job market. Whether you're buying near the Judson Independent School District or refinancing a home you've held for years, Q Mortgage (NMLS #2567464) works as your dedicated Texas mortgage broker — no bank middlemen, just direct access to competitive loan options sized for Bexar County buyers.
How much home can you afford in Live Oak?
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 Live Oak market in context.
Live Oak is a mid-size Bexar County community of roughly 16,500 residents, and home prices here generally fall well below the 2025 conforming loan limit of $806,500. That positioning puts most buyers squarely in conventional loan territory without needing jumbo financing. The FHA single-family limit for Bexar County sits at $568,100, which covers a wide swath of Live Oak's housing stock, making government-backed options genuinely practical here. The city draws a strong mix of military families connected to Randolph AFB, first-time buyers priced out of closer-in San Antonio neighborhoods, and move-up buyers who want suburban space without leaving the metro.
Every loan program we close, available across Greater San Antonio.
Because most Live Oak home prices land comfortably under the $806,500 conforming limit, conventional loans are the workhorse here — typically requiring less mortgage insurance at moderate down payments than government alternatives. VA loans are a natural fit given the proximity to Randolph Air Force Base, and the Bexar County VA limit matches the conforming cap at $806,500. FHA loans work well for first-time buyers or those with smaller down payments, with the $568,100 county limit covering most entry-level and mid-range Live Oak homes. USDA eligibility should be verified by address since Live Oak is largely suburban, but pockets near the city's edges may qualify. Refinance options — rate-and-term or cash-out — are available across all program types for existing homeowners.
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 moreLive Oak mortgage FAQs
Does Live Oak qualify for VA loans?
What is the FHA loan limit for Live Oak, TX?
Do I need a jumbo loan to buy in Live Oak?
Can I use a USDA loan in Live Oak?
How does using a mortgage broker differ from going to a bank in Live Oak?
Can I refinance my Live Oak home if I bought with a VA loan?
Ready to get pre-qualified in Live Oak?
Soft-pull pre-qualification in minutes. No surprises — just a clear number you can shop with.
Other Greater San Antonio markets we serve.
Get a Live Oak pre-qualification.
Tell us a little about your scenario and we'll respond within one business day with a rate-and-term you can take to any agent in Live Oak.