Mortgage broker in San Marcos, TX.
Conventional, FHA, VA, USDA, Jumbo, and Non-QM lending across Greater Austin. Same loan officers from soft-pull pre-qualification to clear-to-close.
- Local Greater Austin 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
San Marcos mortgage market at a glance
- Population
- 70,000
- 2024
2026 loan limits for Hays 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 San Marcos.
San Marcos sits between Austin and San Antonio along the I-35 corridor, anchored by Texas State University and a growing base of employers around the McCoy's headquarters and Amazon fulfillment center. Whether you're buying near downtown, out toward Kissing Tree, or in a Blanco Vista new build, Q Mortgage (NMLS #2567464) works Hays County files daily and matches the loan structure to what the local appraisal and price data actually support.
How much home can you afford in San Marcos?
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 San Marcos market in context.
Hays County has grown quickly on the back of Austin metro spillover, and San Marcos carries a wide price spread. Entry-level condos and older homes near the Texas State campus sit alongside custom builds in the Hill Country west of town. Jumbo financing comes up occasionally on larger acreage properties and higher-end new construction, but the bulk of San Marcos purchases fit inside standard conforming parameters. Buyer profiles run from first-time buyers and university staff to move-up families relocating from central Austin looking for more lot size per dollar. Investor activity around student rentals is also part of the local mix.
Every loan program we close, available across Greater Austin.
Conventional financing handles most San Marcos transactions cleanly. FHA is a common fit for first-time buyers and university employees purchasing near campus or in older established neighborhoods. VA loans are active here given the San Antonio and Austin military presence within commuting distance. USDA can apply in pockets of rural Hays County outside the city limits. For higher-end Hill Country builds, jumbo options are available. Talk to Q Mortgage about which program aligns with your price point and timeline.
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 moreSan Marcos mortgage FAQs
Do I need a jumbo loan to buy in San Marcos?
What FHA loan limit applies in Hays County?
Can Texas State students or recent grads qualify for a mortgage?
Does VA financing have a hard cap in Hays County?
Is refinancing worth it if I bought recently in Kissing Tree or Blanco Vista?
How long does closing take on a Hays County purchase?
Ready to get pre-qualified in San Marcos?
Soft-pull pre-qualification, with no impact to your credit score. No surprises — just a clear number you can shop with.
Other Greater Austin markets we serve.
Get a San Marcos 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 San Marcos.