HOME FINANCING · TX

Home Financing Guide for Guadalupe County, Texas

Guadalupe County is one of the fastest-growing counties in Texas, sitting between San Antonio and Austin along the I-35 corridor. Whether you are a first-time buyer in Seguin, a solo contractor in Schertz, or a small investor in New Braunfels, there are real financing options built for working people — including ITIN-based loans for those without a Social Security number. This guide walks you through what home financing looks like locally, who you can trust, and what traps to avoid.

§ 01 — What it is

What Is Home Financing?

Home financing means borrowing money to buy, build, or improve a home — and agreeing to pay it back over time, usually with interest. The most common tool is a mortgage: a loan secured by the property itself. If you stop making payments, the lender can take the home through foreclosure. That is why it matters to understand what you are signing before you sign it. Mortgages come in several forms: • **Conventional loans** — offered by banks, credit unions, and mortgage companies; usually require a credit score of 620 or higher and a down payment of 3–20%. • **FHA loans** — backed by the federal government; allow lower credit scores (580+) and down payments as low as 3.5%. They require mortgage insurance. • **VA loans** — for eligible veterans and active-duty military; no down payment required. Guadalupe County has a large military-connected population due to proximity to Randolph AFB and Fort Sam Houston. • **USDA Rural Development loans** — parts of Guadalupe County outside city limits may qualify for zero-down rural housing loans. • **ITIN loans** — designed for buyers who do not have a Social Security number but do have an Individual Taxpayer Identification Number. These are real, legal loan products offered by select local lenders. • **Home equity and rehab loans** — used to improve or repair an existing home you already own. The type of loan that fits you depends on your income, credit history, immigration status, and the property itself.

§ 02 — Who qualifies

Who Qualifies? Local Context for Guadalupe County

Guadalupe County's economy is driven by manufacturing, healthcare, retail, construction, and agriculture. Many residents are solo contractors, seasonal workers, gig workers, or small business owners — income profiles that do not always fit neatly into a traditional pay-stub-based application. **You may qualify even if:** - You are self-employed or work multiple jobs - Your income comes from cash, 1099s, or bank statements rather than W-2s - You do not have a Social Security number (ITIN loans exist for this) - Your credit score is below 700 - You have had a bankruptcy or foreclosure in the past (waiting periods apply) **Local factors that affect your application:** - Property taxes in Guadalupe County can be high — lenders factor these into your monthly payment estimate. Make sure your budget accounts for them. - Flood zone designations exist near the Guadalupe River. Flood insurance may be required and adds to monthly costs. - The county is growing fast. Competition for homes in Schertz, Cibolo, and Seguin is strong, so getting pre-approved before you shop gives you a real advantage. - Down payment assistance programs through the Texas State Affordable Housing Corporation (TSAHC) and the City of Seguin's community development programs may reduce the cash you need upfront. If your income or credit is complicated, start with a CDFI or a HUD-approved housing counselor before approaching a bank — they can help you understand your options without pressure.

§ 03 — What you need

Documents You Will Typically Need

Gathering your paperwork early makes the process much faster. Here is what most lenders will ask for: **Identity & Status** - Government-issued photo ID (passport, consular ID, driver's license) - Social Security number OR ITIN - For ITIN loans: ITIN letter from the IRS and proof of consistent tax filing (usually 2 years of tax returns) **Income Verification** - W-2 employees: last 2 years of W-2s and 30 days of recent pay stubs - Self-employed / 1099 / contractors: last 2 years of federal tax returns (personal and business), year-to-date profit & loss statement - Bank statement loans: 12–24 months of personal or business bank statements showing consistent deposits - Other income: Social Security award letters, rental income documentation, child support orders **Assets** - 2–3 months of bank statements for all accounts - Documentation of any gift funds (gift letter required by most lenders) **Property** - Purchase contract (once you have one) - Homeowner's insurance quote - If applicable: flood zone determination **Credit** - Lenders pull this themselves, but knowing your score in advance helps you prepare. You can get a free report at AnnualCreditReport.com. Tip: Make copies of everything before you submit. Never give originals to a lender who arrives at your door unsolicited.

§ 04 — Where to start in Guadalupe County

Local Lenders, CDFIs, and Resources That Serve Guadalupe County

These are real organizations with a presence in or near Guadalupe County. Origen Capital is a directory — we do not lend and do not receive commissions. Always compare at least two or three options. **Community Development Financial Institutions (CDFIs) & Nonprofits** - **LiftFund (San Antonio / Statewide)** — A leading CDFI serving South-Central Texas. LiftFund offers mortgage-readiness counseling and small business loans and has helped many ITIN holders and self-employed borrowers in the region build toward homeownership. liftfund.com - **Homefund / ACCION Texas** — Focused on underserved borrowers; can help you understand whether a mortgage or a rehab loan fits your situation. - **Affordable Homes of South Texas (AHSTI)** — Extends into the Greater San Antonio metro and assists low-to-moderate income buyers with loan products and down payment assistance. **HUD-Approved Housing Counseling** - **Alamo Area Council of Governments (AACOG)** — Provides HUD-approved housing counseling for Guadalupe County residents. Free or low-cost. They can help you build a roadmap to homeownership without selling you anything. aacog.com - The HUD national hotline (800-569-4287) can refer you to local counselors if you prefer a closer office. **Credit Unions with Local Presence** - **Randolph-Brooks Federal Credit Union (RBFCU)** — Headquartered in Universal City, just west of Guadalupe County. One of the largest credit unions in Texas. Offers FHA, VA, conventional, and construction loans. Known for competitive rates and member-first service. rbfcu.org - **Generations Federal Credit Union** — San Antonio-based; serves members in Guadalupe County. Offers affordable mortgage products and financial counseling. mygenfcu.org - **First Community Credit Union** — Has branches serving the greater San Antonio corridor; bilingual staff available. firstcommunitycu.org **ITIN-Friendly Mortgage Lenders (Active in the San Antonio / Guadalupe Region)** - **Frost Bank** — Texas-based community bank with a long history; may offer portfolio loans for non-traditional borrowers. - **Self-Help Federal Credit Union** — National CDFI credit union; has actively served ITIN borrowers and focuses on equity for underserved communities. - **Guadalupe Credit Union (New Mexico-based but a notable model)** — Worth noting that several regional lenders in this corridor have followed similar ITIN-inclusive models; ask your local credit union directly. - Many local mortgage brokers in Seguin and Schertz work with wholesale lenders that offer ITIN products — always ask upfront: "Do you have an ITIN loan program?" **SBA San Antonio District Office** - Located at 615 E. Houston St., San Antonio, TX 78205. Covers Guadalupe County. - Relevant for contractors or investors who also have small business financing needs. The SBA 504 loan program can help small businesses purchase commercial real estate. For residential homeownership, the SBA's role is indirect — but their Small Business Development Centers (SBDCs) can help solo contractors document income properly, which directly helps mortgage applications. - sba.gov/offices/district/tx/san-antonio **Texas State Programs** - **Texas State Affordable Housing Corporation (TSAHC)** — Offers down payment assistance grants (not loans — you do not repay them) and mortgage credit certificates for eligible buyers. Income and purchase price limits apply. tsahc.org - **Texas Department of Housing and Community Affairs (TDHCA)** — Offers the My First Texas Home program with below-market interest rates and down payment assistance for first-time buyers. tdhca.state.tx.us

§ 05 — What to avoid

Texas-Specific Regulatory Notes

Texas has some of the most distinctive real estate and mortgage laws in the country. Here is what Guadalupe County buyers and investors should know: **Homestead Protections** Texas has a strong homestead law. Once a home is your primary residence, it is protected from most creditors — with exceptions for mortgage debt, property taxes, and home equity loans. This is a meaningful protection worth understanding. **Home Equity Loan Rules (Article XVI, Section 50)** Texas limits cash-out refinances and home equity loans in specific ways: - You can only borrow up to 80% of your home's appraised value, even in a refinance. - There is a mandatory 12-day waiting period before you can close on a home equity loan. - You can only have one home equity loan at a time. - These rules protect homeowners from being stripped of equity too quickly. **Property Tax Exemptions** Texas has no state income tax, but property taxes are among the highest in the nation. Guadalupe County residents should apply for: - **Homestead Exemption** — Reduces your taxable home value by $100,000 (as of 2023 legislation). File with the Guadalupe County Appraisal District. - **Over-65 or Disabled Person Exemption** — Provides additional reductions and freezes the school portion of your tax bill. - **Veterans Exemptions** — Range from partial to full exemption depending on disability rating. File at: guadalupead.org **Foreclosure Process** Texas is a non-judicial foreclosure state, meaning a lender can foreclose without going to court in as little as 21 days after a notice of sale is posted. This makes it especially important to contact your lender early if you are struggling to make payments. Options like forbearance or a loan modification are easier to negotiate before the process starts. **The Texas Veterans Land Board (VLB)** Texas has its own veterans housing loan program separate from the federal VA loan. Eligible Texas veterans may access below-market rates through the VLB Home Loan Program. vlb.texas.gov

§ 06 — Ask a question

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