Mortgage broker in Schertz, 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
Schertz mortgage market at a glance
- Population
- 45,000
- 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 Schertz.
Buying in Schertz means competing for homes near Randolph Air Force Base, inside SCUC ISD, and along the FM 3009 corridor. It's a market where military PCS timelines and civilian relocations move fast, and your financing needs to keep up. Q Mortgage is a Texas-only brokerage (NMLS #2567464) built to shop your file across multiple wholesale lenders instead of pushing one bank's product sheet. That matters in Guadalupe County, where buyer profiles range widely from junior enlisted to dual-income transplants moving in from the coasts.
How much home can you afford in Schertz?
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 Schertz market in context.
Schertz sits at the northeast edge of Greater San Antonio, straddling Guadalupe, Bexar, and Comal counties, though the bulk of the city falls in Guadalupe. Housing stock leans toward newer construction in master-planned sections like The Crossvine and Homestead, with established inventory closer to the old town core. Jumbo financing is uncommon here for typical single-family purchases, since most price points fall inside standard conforming territory. You'll see heavy VA activity thanks to Randolph AFB and JBSA proximity, alongside conventional buyers relocating for jobs at Amazon's San Marcos-area fulfillment operations and along the I-35 tech corridor.
Every loan program we close, available across Greater San Antonio.
Most Schertz purchases fit cleanly into conventional, FHA, or VA financing. VA loans dominate around Randolph and among retirees from JBSA. FHA works well for first-time buyers in older neighborhoods off Schertz Parkway. Conventional loans, including 5 percent and 10 percent down options, fit move-up buyers in newer sections. Jumbo financing occasionally comes into play for larger custom builds near The Reserve at Schertz. Current county figures are shown above on this page.
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 moreSchertz mortgage FAQs
Is Schertz considered part of the San Antonio metro for lending purposes?
What loan programs work for Randolph AFB service members?
What are the current loan limits in Guadalupe County?
Can I refinance my Schertz home with Q Mortgage?
Do first-time buyers in Cibolo Valley or Corbett have good options?
How long does closing usually take?
Ready to get pre-qualified in Schertz?
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 Schertz 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 Schertz.