Home financing in Bexar County.
County-by-county financing guides. No paperwork. No social. No ID.
13 institutions are headquartered inside the Bexar County line, San Antonio included, and 4 more keep a branch here. Below, we say which is which.
Not this lane? Business FinancingPersonal Financing
The doors in Bexar County.
The CDFIs, credit unions, and microlenders that actually say yes — county by county, in two languages. We are not a lender. Nobody paid to be listed. And where a county has no good doors, we say so.
- 17
- DOORS HERE
- 13
- BASED HERE
- 108
- TX COUNTIES WITH DOORS
- Lane
- Home Financing
- People
- 2.0Mresidents of Bexar County
- Covers
- San Antonio
- Elsewhere in TX
- Harris County →52 doors — the biggest list of any other county in Texas
- State
- Texas →108 of 254 counties hold a door in this lane
Certified by the U.S. Treasury to lend where a bank will not. Nonprofit, patient, and used to a file that is not clean.
River City Credit Union · LiftFund, Inc.Owned by their members, not by shareholders. They look at your whole story rather than a score, and that is the difference when a bank says no.
Alamo City Credit Union · Alliance Credit Union- Alamo City Credit UnionMinority depositoryPersonal · Home
- Baptist Credit UnionPersonal · Home · Business capital
- Credit Human Credit UnionPersonal · Home · Business capital
- Firstmark Credit UnionPersonal · Home · Business capital
- Generations Community Credit UnionMinority depositoryPersonal · Home · Business capital
- IN THIS LIST
4 of the 17 doors inside the county line are CDFI-certified.
The U.S. Treasury certifies them to lend to the people banks pass over. It is a loan, not a favour.
- River City Credit UnionCDFI-certifiedMinority depositoryPersonal · Home · Business capital
- Security Service Credit UnionPersonal · Home · Business capital
- Select Credit UnionMinority depositoryPersonal · Home · Business capital
Show the other 5Show fewer
- Soarion Credit UnionPersonal · Home · Business capital
- Southwest Research Center Credit UnionPersonal · Home
- LiftFund, Inc.SBA microlenderCommunity lending · Business capital
- National Association for Latino Community Asset BuildersCommunity lending · Business capital
- Neighborhood Housing Services of San Antonio, Inc.Community lending · Business capital
Based elsewhere, with a member-facing office inside the Bexar County line. You can walk in.
- Alliance Credit UnionPersonal · Home · Business capital
- Communityamerica Credit UnionPersonal · Home · Business capital
- Greater Texas Credit UnionPersonal · Home · Business capital
- Nizari Progressive Credit UnionMinority depositoryPersonal · Home · Business capital
- Mission Asset FundAccepts ITIN
Zero-interest lending circles and credit building. SSN or ITIN accepted. Works through nonprofit partners across the country.
Personal - Accion Opportunity FundAccepts ITIN
Nonprofit small-business lender. Accepts ITIN in place of SSN. Serves most states, in English and Spanish.
Business capital - Grameen AmericaAccepts ITIN
Microloans for women entrepreneurs. Requires photo ID and proof of address — no SSN requirement. Branches in major metro areas.
Business capital
Nobody paid to be on this list.
The 17 doors inside the county line come off public data, and 14 of them are owned by their own members. We do not ask for your name, and we earn nothing if you knock on one door rather than another.
How to read this list.
We do not ask for your name, your email, or your number. Nothing on this page changes based on who you are.
A door is headquartered here when its head office sits inside the county line. The rest are based elsewhere and keep a branch you can walk into. We list both, and we label which is which.
Every institution on this page comes from public federal data — the CDFI Fund certified list (Aug 2026), NCUA credit union data (Mar 2026), and the SBA microloan intermediary list (Sep 2026) — plus a short national tier we verified by hand. We refresh each list as its agency publishes. No listing is paid.
Buying a house in Bexar County is still possible on a working income, but the path changes depending on how you get paid and what identification you carry. This guide explains the kinds of home financing available here, how lenders read income that arrives as 1099 checks or hotel shifts, which documents to gather, and which lenders and nonprofit housing counselors actually serve San Antonio and the rest of the county. It also covers the Texas rules that shape every home loan in this state, and the seller-financing traps that have taken land from families on the county's edges for decades.
It's a process, not a rejection.
Home financing is the money that lets you buy, build, repair, or refinance a place to live: a purchase mortgage, a government-insured loan for buyers with smaller down payments, a renovation or repair loan, a refinance that replaces your existing loan, or down payment assistance arriving as a grant or a second lien.
Bexar County holds about 2 million people, nearly all in San Antonio and the ring of suburbs and unincorporated land around it. That produces a wide spread: older inner-city neighborhoods where a house has been in one family for three generations and needs a roof more than a new owner; a large stock of modest postwar homes on the south and west sides; fast new subdivisions pushing north toward the hill country; and rural tracts on the far south and east where land is sold in pieces and utilities are not a given.
Those are four different financing conversations. A rehab on a 1940s house is a repair-loan question. A new build is a straightforward mortgage. A five-acre tract with no water meter is a land-and-construction question, and it is where the most expensive mistakes in this county get made.
Forget what the banks say.
A mortgage lender checks four things: steady income, credit history, money for the down payment and closing costs, and whether your debts leave room for the new payment.
In Bexar County, "steady" is where people get stuck, because the work is steady even when the paychecks are not: a framer or roofer paid by the job on 1099s, busy in summer and slow after the holidays; hotel, restaurant, and event work that swings around conventions; two or three part-time incomes in one household, sometimes across generations under one roof; self-employment where the return shows low net income after legitimate deductions; cash tips that never appear on a bank statement.
The most important practical thing in this guide: a self-employed borrower is judged on net income after deductions, not gross receipts. Write-offs that lower your tax bill also lower the income a mortgage lender will count. If you plan to buy in the next year or two, talk to a housing counselor before you file your next return.
On credit, government-insured loans are generally more forgiving of a lower score than conventional loans. Thin credit — no score rather than a bad one — can sometimes be handled with rent, utility, phone, and insurance records; ask whether the lender will manually underwrite. If you file taxes with an ITIN, mortgages exist, but they are usually kept on the lender's own books rather than sold, so each institution sets its own rules and you must ask each one.
Get your papers in order.
A mortgage file is the thickest paperwork most families ever assemble. Start collecting before you find a house:
- 01Government-issued photo ID and SSN or ITIN for every borrower
- 02Two years of tax returns
All pages and schedules, not just the first page
- 03W-2s if you have them
1099s and a year-to-date profit-and-loss if you are self-employed
- 04Two to three months of pay stubs
Or twelve to twenty-four months of business bank statements for the self-employed
- 05Two to three months of statements for every bank account
including where the down payment sits, plus a written explanation for any large deposit — family help usually needs a signed gift letter
- 06Landlord contact and proof of on-time rent, especially if your credit is thin
- 07Current debt statements
Autos, cards, student loans, and any loan against a work truck
- 08Homeowners insurance quote
And a flood determination if the property sits near a creek — a real concern across much of this county
- 09Contractor bids in writing for a repair loan
For rural land, proof of water access, septic approval, and legal road access
- MISSING ONE?Ask Iris which one you're missing.ASK A QUESTION ↓
The doors worth knowing.
Bexar County has a genuine local housing-finance network.
ALL 17 DOORS, BY NAME AND BY TOWN- 17
- DOORS HERE
- 182
- ACROSS TX
Based in San Antonio, Texas. A credit union — owned by its members rather than by shareholders, which is exactly what changes the conversation after a bank has said no. It is CDFI-certified, and it is a minority depository.
BEST FORA personal loan, or building a credit file from nothing, and buying, repairing or refinancing a home.Based in San Antonio, Texas. A member-owned credit union, which means the people deciding on your file answer to depositors in the same towns you work in. It is a minority depository.
BEST FORBuying, repairing or refinancing a home, and a personal loan, or building a credit file from nothing.Based in Lubbock, Texas. A credit union: no shareholders to satisfy, and a habit of reading a whole story rather than a single score.
BEST FORWorking capital, equipment and payroll for a small business, and a personal loan, or building a credit file from nothing.Based in San Antonio, Texas. A credit union — owned by its members rather than by shareholders, which is exactly what changes the conversation after a bank has said no. It is a minority depository.
BEST FORA personal loan, or building a credit file from nothing, and buying, repairing or refinancing a home.
Don't fall into these traps.
The oldest housing scams in Texas still work, and they concentrate on families told they cannot get a normal loan.
You pay for years and the seller keeps the deed. Miss one payment and you can lose the house and everything you put into it, with far less protection than a foreclosure would give you. This pattern has stripped land from families on the south and east edges of this county for generations. If a seller will not record a deed in your name at closing with a title policy, walk away.
The seller keeps their existing loan and you pay them; they are supposed to pay the bank. If they do not, the bank forecloses on a house you have been paying for.
Those filings are free through the appraisal district.
Before you sell, talk to a legal aid office about clearing the title — an heirs' property sold under pressure is almost always sold cheap.
Borrowing against your home to pay a tax bill adds a lien and a foreclosure risk. The taxing office's own payment plan is nearly always cheaper. Ask them first.
You have the right to read every page, get numbers in your language, and walk out. A legitimate deal survives a two-day delay.
Everything below is set by Texas, and it reads the same in every county in it. The 17 marks above are this county's own doors — who opens one is decided by them, not by the state.
The rules where you are.
Texas has no state income tax, so local property tax does the work, and your monthly payment will be driven more by taxes and insurance than buyers from other states expect. Budget the full payment, not the loan payment alone.
Once the home is your principal residence, the exemption reduces your taxable value and limits how fast it can rise. It is filed with the county appraisal district and it is free. Nobody should ever charge you to file it.
The state constitution restricts home equity loans and cash-out refinances more tightly than most states, including how much equity you can take out and a required waiting period before closing. That protects you — and it means an offer that seems to route around those rules deserves suspicion.
A homestead generally cannot be sold or encumbered without both spouses signing, even when only one is on the loan. Also: much of this county floods, and flood risk is not always where the old map says. Get the flood determination early, and in unincorporated areas confirm utilities, septic approval, and legal road access in writing before any money changes hands.
The short version.
- 01
Buying in Bexar County on a trades or hospitality income is possible, and the way to do it is to prepare before you shop.
- 02
Start with a nonprofit housing counselor — it is free, and a counselor tells you the truth about your file before a loan officer does. Get two years of tax returns and bank statements in one folder. If you are self-employed, understand that deductions cut both your tax bill and your countable income, so plan a year ahead. File your homestead exemption once you close, and never pay anyone to file it.
- 03
At every door ask three questions: do you hold your own mortgages or sell them, do you lend to borrowers with an ITIN, and what is the full monthly payment with taxes and insurance included. Get two written estimates. Never take a deal where the deed does not go into your name at closing.
- 04
Origen Capital is a directory, not a lender. We do not collect your information, we do not sell it, and we are not part of any application you make. Use this guide as a map, then work directly with a licensed lender, credit union, CDFI, or HUD-approved housing counselor of your own choosing.
Same county, another question.
Business FinancingLoans, lines of credit, and capital for small businesses and contractorsSEE IT IN BEXAR COUNTY →
Personal FinancingPersonal loans, credit building, and ITIN-friendly financing optionsSEE IT IN BEXAR COUNTY →108TX COUNTIES WITH DOORSThe whole stateEvery county in Texas, in this same lane.182 institutions fund homes and repairs inside Texas county lines.OPEN THE STATE →Still don't see your situation?
Ask Iris. She'll explain it the way it should have been explained the first time.