Question 1

Do you lend in the San Antonio metro?

Accepted Answer

Yes, across Bexar and the surrounding counties. We are a Texas direct lender headquartered in Bee Cave, and we fund deals in San Antonio, Converse, Helotes, and Universal City in Bexar County, New Braunfels in Comal, Schertz, Cibolo, and Seguin in Guadalupe, and Boerne in Kendall. Those county lines matter more here than in most metros. The San Antonio Board of REALTORS covers 13 South Texas counties, and Comal and Guadalupe are not among them, so a SABOR "San Antonio median" excludes New Braunfels, Schertz, and Cibolo entirely. Kendall County is its own market again: SABOR put Bexar at $161 per square foot on a $293,832 median in the second quarter of 2026 against Kendall at $248 per square foot on a $612,383 median, roughly 2.1 times the median inside the same metro. Tell us the address and we will underwrite it to its own comp set. Every loan is business-purpose only, on investment property, and terms are subject to underwriting. See loan programs or talk to us.

Question 2

How fast can you close on a San Antonio deal?

Accepted Answer

Same-day term sheet, and funding in as few as 5 to 7 days once title and insurance come together. The Texas foreclosure calendar is the reason that speed matters here. Under Property Code section 51.002, sales are non-judicial and run on the first Tuesday of the month between 10 a.m. and 4 p.m. at the county courthouse, moving to the first Wednesday when the first Tuesday falls on January 1 or July 4. Notice goes out at least 21 days ahead, posted at the courthouse, filed with the county clerk, and mailed to the debtor, and the additional 20-day notice to cure applies only where the debt is secured by the debtor's residence. So distressed inventory in Bexar, Comal, Guadalupe, and Kendall arrives in one monthly batch on a date nobody can move. Line up financing before the posting date rather than the week of the sale. Closings here go through a title or escrow company rather than a closing attorney, which is one less party to chase, and title premiums are promulgated by the Texas Department of Insurance under Insurance Code section 2703.151, so they are identical at every title company and there is nothing to shop. Those rates came down 6.2% effective March 1, 2026, the first change since 2019. Apply now. Subject to underwriting.

Question 3

What does a lender who actually works San Antonio watch here?

Accepted Answer

Falling rents, the parcel's tax overlays, and where the jobs are landing. Rents are flat to down on every source we have. Apartment rent in San Antonio averaged $1,264 in data updated August 1, 2026, down 2.65% year over year (RentCafe), while the SABOR MLS residential rental average, which skews to single-family, was $1,864 in June 2026. Those are different property types and should never be blended. Behind that, San Antonio has the highest apartment vacancy of any major U.S. multifamily market at 15.7%, with 72% of properties offering a concession, so a Class B or C rental competes directly against a discounted new apartment. The forward offset is real but has not reached rents yet: 2026 apartment deliveries are forecast down 63% from 2025, the slowest since 2011. Second, check the parcel, not the city. Suburban MUD and WCID overlays run as high as 1.20 per $100 on their own, which can push a New Braunfels or Boerne parcel past a City of San Antonio total. Third, the demand anchors are specific. Joint Base San Antonio carries 74,713 direct employees and supports 223,349 total jobs on $53.5 billion of output, with an average daily student load of 23,867 that keeps short-tenure rental demand cycling, and Toyota announced a $3.6 billion expansion with 2,000 new jobs on July 6, 2026. See the DSCR program.

Question 4

What will property taxes actually cost me on a San Antonio investment property?

Accepted Answer

Budget the full unmitigated rate, because none of the homeowner relief reaches an investor. Inside the city of San Antonio, the non-school rates alone totaled 1.285274 per $100 of value for tax year 2025: county 0.276331, road and flood 0.023668, city 0.541590, hospital 0.276235, Alamo Colleges 0.149150, river authority 0.018300. Add the school district and the combined rate runs about 2.22% in East Central to 2.54% in Harlandale, with North East ISD at 2.267474 and Northside at 2.290174. Outside the city, tax year 2025 city-plus-ISD stacks ran 1.7517 in New Braunfels, 1.8645 in Boerne, 1.9191 in Schertz, and 1.9299 in Cibolo before any overlay, and a MUD or WCID on the parcel can add up to another 1.20 per $100. Investment property gets no homestead exemption and no 10% appraisal cap, which Tax Code section 23.23 reserves for homesteads, and the 2025 legislation that raised the school homestead exemption to $140,000 does nothing for you. The 20% circuit breaker on non-homestead property under section 23.231 requires a full calendar year of ownership, is stripped on sale, and expires December 31, 2026, so a buy-rehab-sell inside a year never touches it. If you do want to protest the appraisal, the deadline is May 15 or 30 days after the notice, whichever is later. Pull the actual rate and overlays for the parcel before you underwrite the hold, and talk to your CPA about your own position.

Question 5

How much should I budget for insurance on a San Antonio rental?

Accepted Answer

Less than Dallas or Houston, and the increases are slowing. The Bexar County average homeowners premium with wind was $2,806 in 2025 on the Texas Department of Insurance's own county data, up from $1,510 in 2019, but the pace has come off: 18.6% in 2024 and 8.8% in 2025. That $2,806 sits roughly 20% below the $3,506 statewide average and well under Dallas County at $4,363, Harris at $4,144, and Tarrant at $3,939. Neighboring counties in 2025: Comal $2,803, Guadalupe $2,659, Kendall $3,721. Two structural points in your favor. San Antonio is not in Texas Windstorm Insurance Association territory, so wind and hail stay in the standard market with no WPI-8 certificate and no TWIA assessment exposure, and statewide mid-2026 rate filings were essentially flat. The risk that is not in your favor is hail, the number one Texas homeowners loss peril every year from 2016 through 2025 except 2021, with $4.93 billion in paid hail losses in 2024 alone, more than wind, water, and fire combined. A landlord policy on a rental is priced differently from a homeowners policy, so treat these as the county benchmark and get real quotes for the specific address before you close.

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