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
- Conforming limit
- $806,500
- 2026
- FHA single-family
- $709,500
- Hays County
- Population
- 70,000
- 2024
Mortgages, built around San Marcos.
San Marcos sits at the midpoint of the Austin-San Antonio corridor, and that location shapes everything about buying a home here. Texas State University drives a constant churn of residents — students who stay, faculty who buy, and staff who put down roots in neighborhoods like Wonder World Drive and the historic Dunbar district. Q Mortgage (NMLS #2567464) works exclusively in Texas, and our loan officers know Hays County's market well enough to give you straight answers, not sales pitches.
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
- $1,639.80
- 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 San Marcos market in context.
San Marcos sits entirely within Hays County, which carries conforming loan limits of $806,500 and an FHA single-family limit of $709,500 — both elevated above the national baseline because of the county's tie to the Greater Austin metro. That means most buyers here can access conventional financing without stepping into jumbo territory. The buyer pool is diverse: first-time buyers priced out of Austin, investors drawn by Texas State University's enrollment, and move-up buyers relocating from the San Antonio side of I-35. Entry-level product competes quickly, while larger homes on the city's eastern and western edges tend to sit longer. Hays County's fast growth over the past decade has added inventory, but demand from the Austin spillover market keeps pressure on well-located listings.
Every loan program we close, available across Greater Austin.
Most San Marcos buyers land in conventional loan territory given Hays County's $806,500 conforming limit. For buyers with smaller down payments, FHA loans work well — the $709,500 limit covers a wide slice of the market, though FHA fits entry-level neighborhoods most cleanly. Veterans and active-duty borrowers can use VA loans up to $806,500 with no down payment required in most cases. USDA Rural Development loans are worth checking for properties on the outer edges of the city where eligible zones sometimes apply. Texas State University employees and staff may also qualify for employer-assisted or down payment assistance programs layered on top of conventional or FHA financing. Q Mortgage reviews all applicable programs so you're not leaving options on the table.
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
What is the conforming loan limit in San Marcos, TX?
Does FHA work for buying a home in San Marcos?
Can I use a VA loan to buy in San Marcos?
Are there USDA loan options in the San Marcos area?
Is it harder to get a mortgage in San Marcos because of the Texas State University rental market?
What's the difference between a mortgage broker and a bank for a San Marcos home purchase?
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