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Flexible credit, low down paymentAn FHA loan in San Antonio can open the door credit slammed shut.
FHA is the most forgiving mainstream mortgage: 3.5% down starting at a 580 score, gift funds welcome, and room in the debt ratios that conventional underwriting won't give. If your credit took hits or your savings are thin, this is usually where the yes comes from.
No SSN. No credit pull. Alejandra Glass, NMLS #1008649.
How an FHA loan works
FHA loans are insured by the Federal Housing Administration, which lets lenders approve files conventional underwriting would decline — lower scores, higher debt-to-income ratios, smaller down payments. You still get a normal 30-year fixed structure from a normal lender; the government insurance is what buys the flexibility.
- 3.5% down from a 580 credit score — and the down payment can be 100% gifted.
- Debt-to-income flexibility that regularly approves what conventional declines.
- Credit-event comebacks — defined waiting periods after bankruptcy or foreclosure, often shorter than conventional's.
- Owner-occupied homes — single family, plus 2–4 unit properties if you live in one unit.
The mortgage insurance trade-off, stated plainly
FHA charges an upfront premium plus a monthly one, and on most FHA loans today the monthly premium never cancels. That's the real cost of the flexibility, and it's why strong-credit buyers often do better with a conventional loan with cancellable PMI. The FHA playbook is: use it to buy the house, build equity, then refinance in San Antonio to conventional and drop the insurance when the math supports it. I put that exit path in writing at the start.
First time buying in San Antonio?
FHA pairs naturally with Texas down payment assistance — TSAHC and My First Texas Home can cover part or all of the cash a first purchase takes. That combination is its own conversation, covered on the first-time home buyer and down payment assistance page. And if you served, stop — check VA loans in San Antonio first, because zero-down with no monthly mortgage insurance beats FHA nearly every time you're eligible for it.
See where you stand
Estimate your payment with the mortgage calculators, then check your loan options — two minutes, no SSN, no credit pull, reviewed personally by me.
FHA Loans — straight answers
What credit score does an FHA loan take in San Antonio?
FHA allows 3.5% down with scores of 580 and up, and some lenders go lower with 10% down. Individual lenders layer their own minimums on top of FHA's floor — which is exactly why a broker matters here. If one lender's overlay says no, another's may say yes on the same FHA rulebook.
Can my down payment be a gift?
Yes — FHA allows the entire down payment to come as a gift from family, which is how a lot of first homes actually happen. The gift needs simple paperwork (a letter and a paper trail), and I'll walk you and your family through it so underwriting sees exactly what it expects.
What's the catch with FHA mortgage insurance?
Two pieces: an upfront premium rolled into the loan, and a monthly premium that — for most FHA loans today — lasts the life of the loan rather than cancelling like conventional PMI. The standard play is to start FHA when it's what qualifies you, build equity, then refinance to conventional and drop the insurance. I map that path before you commit, not after.
Are FHA loans only for first-time buyers?
No — that's one of the most persistent myths in lending. FHA is open to repeat buyers too; the main restriction is that it's for a home you'll live in, not an investment property. It's a first-timer favorite because of the low down payment and credit flexibility, not because of any first-timer rule.
How do FHA loan limits work?
FHA sets a maximum loan amount by county, updated annually. Bexar County's limit covers most of the San Antonio market, but if you're shopping near the top of it, ask me for the current number — and we'll compare against conventional at the same price point, because the answer flips depending on your credit tier.
Let’s see what you qualify for.
Two minutes, no SSN, no credit pull — and I review every one personally.