Home financing in Guadalupe County.
County-by-county financing guides. No paperwork. No social. No ID.
No institution is headquartered inside the Guadalupe County line, but 3 keep an office open here. They are below, by name and by town.
Not this lane? Business FinancingPersonal Financing
The doors in Guadalupe 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.
- 3
- DOORS HERE
- 0
- BASED HERE
- 108
- TX COUNTIES WITH DOORS
- Lane
- Home Financing
- People
- 173Kresidents of Guadalupe County
- Elsewhere in TX
- Harris County →50 doors — the biggest list of any other county in Texas
- State
- Texas →108 of 254 counties hold a door in this lane
Based elsewhere, with a member-facing office inside the Guadalupe County line. You can walk in.
- Credit Human Credit UnionPersonal · Home · Business capital
- Security Service Credit UnionPersonal · Home · Business capital
- Soarion Credit UnionPersonal · 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
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 (Jun 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.
Who actually approves home loans in Guadalupe County.
home-purchase applications that reached a decision were turned down: 748 of 4,745.
- Applications
- 5,782
- Loans made
- 3,792
- Median rate
- 5.5%
- Too much debt for the income39.2%
- Credit history33.7%
- Information they couldn't verify7%
- Lennar Mortgage93972917.8%4.6%
- DHI Mortgage46731413.6%4%
- United Shore Financial Services3222459.4%6%
- Randolph-Brooks Federal Credit Union4772408.5%6.5%
- Pulte Mortgage23317015.8%4.8%
- Rocket Mortgage23514527.1%6.5%
- Mortgage Research Center22410430.7%6%
- M/I Financial114965.4%4.9%
- Guild Mortgage117895.2%6.1%
- KBHS Home Loans124838.8%6.1%
The 10 lenders that made the most home loans in Guadalupe County in 2025, buying and refinancing together. The mark on each bar is the whole county's denial rate (18.6%). Home loans only: first-lien, owner-occupied, one-to-four-unit homes, as reported under the federal HMDA law. Small lenders below its reporting threshold — many of the credit unions above — don't report, so their loans aren't counted here. Rates are for loans made. Source: HMDA 2025 public loan records (FFIEC).
Guadalupe County is where a lot of San Antonio-area families go to buy their first house — a new build in Schertz or Cibolo, an older home in Seguin, or a few acres out in the county. This guide explains home financing here in plain language: how it works, who qualifies, what paperwork lenders want, which institutions serve the county (none are based inside it), what Texas does differently, and the traps that cost families their homes. Nothing to sign, nothing collected.
It's a process, not a rejection.
Home financing is any loan tied to a house or land: a mortgage to buy, a construction or renovation loan, a refinance to change your current loan, or a home equity loan that lets you borrow against what you have paid down. For small investors it also covers loans on a rental house or a few units.
Guadalupe County has three kinds of housing markets in one. The western side — Schertz, Cibolo, Marion, and the edges of New Braunfels — is full of newer subdivisions built for families commuting to San Antonio and for military families from nearby Randolph.
Seguin has older neighborhoods near its historic downtown and the river.
And the rural parts of the county have homes on acreage, manufactured homes on family land, and ranch property.
Each comes with its own costs. Texas has no state income tax, so property taxes do a lot of the work, and they are a big part of the monthly payment. Many newer subdivisions also sit inside a municipal utility district, or MUD, which adds its own tax to the bill.
Homeowners association dues are common in newer neighborhoods.
On rural land, a well, a septic system, and a manufactured home's title all need checking. A good lender and a housing counselor will help you see the full monthly cost before you sign.
Forget what the banks say.
Mortgage lenders want steady income, a workable credit history, savings for the down payment and closing, and debts you can carry.
Buyers who often do well here:
- Military members, veterans, and civilian base workers, who may qualify for VA loans with special terms
- Workers at Seguin's manufacturing plants and warehouses with a regular employer
- Teachers, nurses, and school and county employees
- Self-employed construction workers and 1099 subcontractors who have filed two years of tax returns showing their real income
- Families buying on rural land who can document income and the property's condition
- Small investors adding a rental near the growing suburbs
Many Latino families here are Tejano families with SSNs and deep roots, and the standard mortgage path is open to them.
Families with ITINs face a narrower path — most conventional and government-backed mortgages require an SSN — but some lenders make ITIN mortgages.
Ask directly. In mixed-status households, the SSN holder sometimes takes the loan; talk it through with a housing counselor before you apply.
If your credit is thin, start a year ahead with a credit-builder loan or lending circle paid on time.
Get your papers in order.
Mortgage paperwork is the heaviest of any loan. Start a folder now:
- 01Government photo ID
- 02SSN or ITIN
- 03Recent pay stubs and the last two years of W-2s
- 04Last two years of tax returns
Essential for self-employed and 1099 workers
- 05Several months of statements for every bank account
With an explanation of any large deposit
- 06Proof of your down payment source
A signed gift letter if family is helping
- 07For veterans
Your certificate of eligibility for a VA loan
- 08For a rental: leases and what the unit rents for
- 09For rural property
Survey, well and septic information, and the title for any manufactured home
- 10Homebuyer education certificate
Which many first-time buyer programs require
- MISSING ONE?Ask Iris which one you're missing.ASK A QUESTION ↓
The doors worth knowing.
The honest picture first: no institution in our directory is based inside the Guadalupe County line. The doors here are San Antonio credit unions with branches in the county, national nonprofits, and public programs.
ALL 3 DOORS, BY NAME AND BY TOWN- 3
- DOORS HERE
- 175
- 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.
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.
BEST FORBuying, repairing or refinancing a home, and working capital, equipment and payroll for a small business.Based in San Antonio, 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.
Don't fall into these traps.
A growing housing market brings real opportunity and real traps:
Common in Texas and often marketed to Spanish-speaking buyers. You pay for years, the seller may keep the deed, and terms can be harsh. Get a lawyer before signing.
A low price in a new subdivision can hide high property taxes, MUD taxes, and HOA dues. Ask for the full monthly number.
Some builders offer closing-cost help only if you use their lender. Compare that offer with at least one other.
Anyone who wants money up front to save your home is running a scam. Free counseling exists.
In Texas, a notario público is not a lawyer. For legal questions about a purchase, use a licensed attorney.
On a new build, an inspection can catch builder mistakes. On rural land, it can catch well, septic, and foundation problems.
Everything below is set by Texas, and it reads the same in every county in it. The 3 marks above are this county's own doors — who opens one is decided by them, not by the state.
The rules where you are.
Buying a home in Texas has its own rules:
Closings are usually handled by a title company. You do not have to hire an attorney, but for a land deal, seller financing, or anything unusual, it is worth it.
Once you live in the home, apply for the homestead exemption with the county appraisal district. It lowers your property taxes and protects your home in important ways.
Texas lets you protest your appraised value each year. Many homeowners do, and it can lower the bill.
The Texas Constitution has strong protections around home equity loans and cash-out refinancing, including limits and waiting periods. A lender who rushes you or skips steps is a warning sign.
Texas law regulates these seller-financed deals and gives buyers specific rights, but they remain risky. Get legal advice before signing one.
Before you buy in a newer subdivision, ask for the MUD tax rate and HOA dues in writing. Sellers must disclose a MUD.
The Texas Department of Savings and Mortgage Lending licenses many mortgage companies and loan officers. Check a license before sharing your paperwork.
The short version.
- 01
Owning a home in Guadalupe County is within reach for many working and military families. No institution in our directory is based inside the county, but San Antonio credit unions keep branches here, and state and federal programs help first-time buyers and veterans.
- 02
Build your file early: two years of tax returns, pay stubs, bank statements, savings, and a homebuyer education class. If you have an ITIN, ask directly about ITIN mortgages and build credit now.
- 03
Ask for the full monthly cost — taxes, MUD, HOA, insurance — and file your homestead exemption once you move in.
- 04
Origen Capital is a directory, not a lender. We do not collect your information and do not sell you anything. Use this guide as a starting point and work directly with the institution when you are ready.
Same county, another question.
Business FinancingLoans, lines of credit, and capital for small businesses and contractorsSEE IT IN GUADALUPE COUNTY →
Personal FinancingPersonal loans, credit building, and ITIN-friendly financing optionsSEE IT IN GUADALUPE COUNTY →108TX COUNTIES WITH DOORSThe whole stateEvery county in Texas, in this same lane.175 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.