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Above the conforming limitJumbo loans in Texas, shopped like they should be.
Above the conforming limit there is no single rulebook — every jumbo investor sets its own terms, reserves and pricing. That turns your rate into a function of who your lender knows. I broker across multiple jumbo investors, which is exactly the leverage a bigger loan deserves.
No SSN. No credit pull. Alejandra Glass, NMLS #1008649.
How jumbo lending actually works
Below the conforming limit, nearly every lender sells the same Fannie/Freddie product. Above it, loans are funded by private investors with real differences in what they'll approve: down payment tiers, reserve requirements, how they count self-employment or bonus income, whether they'll touch a second home. One bank shows you one appetite. A broker shows you the market.
- Purchase and refinance above the current conforming limit.
- Primary, second home and investment occupancy options.
- Fixed and ARM structures — ARMs are common and sometimes sharply priced in jumbo.
- Investor-by-investor flexibility on down payment, reserves and income documentation.
The documentation reality
Jumbo underwriting is thorough — expect full income documentation, sourced assets and a close look at reserves. If your balance sheet is strong but your taxable income is deliberately lean, two adjacent products matter: asset depletion loans that qualify you on assets instead of income, and bank statement loans for self-employed borrowers. High-net-worth files often close on one of those structures at jumbo size — the label on the loan matters less than getting the approval.
San Antonio's higher-priced neighborhoods
From the hill country edges to the established enclaves inside Loop 1604, San Antonio has a real jumbo market without coastal-city sticker shock. That cuts in your favor: the same loan size that's routine here gets personalized attention, and appraisal quality on distinctive properties matters — worth doing with someone who works these price points rather than a call center reading a queue.
Price it properly
Start with the mortgage calculators for a payment picture, then see your loan options — two minutes, no SSN, no credit pull. Jumbo files reward preparation, and I'll tell you exactly what yours will need.
Jumbo Loans — straight answers
What makes a loan 'jumbo' in Texas?
Any loan above the current conforming limit — the annually-reset ceiling on what Fannie Mae and Freddie Mac will buy. Above that line, your loan is held or securitized by private investors, each with their own appetite and pricing. The limit changes every year, so ask me for the current number before you assume you're over or under it.
How much down payment does a jumbo loan need?
It varies by investor more than any other product. Some want 20% or more; others go meaningfully lower for strong files. That spread between investors is precisely why brokering jumbo matters — the down payment that sinks your application at one shop is standard business at another.
What do jumbo lenders expect in reserves?
Typically several months to a year-plus of mortgage payments in liquid or near-liquid assets after closing, depending on the investor and loan size. Retirement accounts usually count at a discount. If your wealth is mostly in assets rather than salary, read about asset depletion loans — that structure and jumbo often work together.
Are jumbo rates higher than conventional?
Not reliably — jumbo pricing runs on its own market and at times sits at or below conforming rates. What is reliably different is underwriting depth: more documentation, more scrutiny of income and assets. Pricing spreads between jumbo investors are wider than conforming spreads, which again favors shopping the loan.
Do jumbo loans work for second homes in Texas?
Yes — primary residences, second homes and investment properties all have jumbo options, with pricing and reserve requirements stepping up as occupancy risk does. For investment purchases specifically, also compare a DSCR loan, which qualifies on the property's rent instead of your personal income.
Let’s see what you qualify for.
Two minutes, no SSN, no credit pull — and I review every one personally.