First-time home buyer guide for San Antonio
Everything you need to know before you write your first offer.
Buying your first home in San Antonio in 2026 is different than it was a few years ago — and most online guides are out of date. Here is what to actually do, step by step.
How much house can I afford in San Antonio?
Rule of thumb: total monthly housing cost (principal + interest + property tax + insurance + HOA) should be under 30% of gross monthly income. Property tax and insurance vary a lot by location, so use a calculator that reflects the real rates for San Antonio rather than a generic national one — those two lines surprise first-time buyers most.
What credit score do I need?
620 is the floor for conventional. 580 for FHA. 740+ unlocks the best rates. If you're under 700, spending 3-6 months improving your score before buying often beats house-hunting now. Pay down credit card balances to under 30% of limit, do not open or close anything new.
What's the down payment situation?
Conventional minimum is 3%. FHA is 3.5%. Most states and many cities run down-payment assistance programs (grants or second loans) for first-time buyers, and some employers — school districts, fire/EMS, hospitals — have their own. Always check what's available locally before assuming you need 20%.
Get pre-approved, not pre-qualified
Pre-qualification is a soft estimate based on what you tell the lender. Pre-approval means the lender pulled your credit, verified income/assets, and is committing to a loan amount in writing. In a competitive San Antonio market, most sellers won't seriously consider offers from buyers who only have pre-qualification. Get pre-approved from at least 2 lenders to compare rates and credits.
Property tax surprise
Property tax can vary widely between two homes a mile apart, depending on the taxing districts that apply. Always pull the actual tax record for any home you're seriously considering — the MLS list price line never tells you the real annual tax bill.
Flood and natural-hazard reality check
Check the flood zone and any local natural-hazard disclosures before you offer. Flood insurance can run hundreds to a few thousand dollars a year and lenders require it in high-risk zones. Ask the listing agent for the property's past flood/claim history — if they won't share it, that's a red flag.
Inspection contingency: don't waive it
In a hot market, buyers waive the inspection contingency to win offers. Don't, on your first home. Hire your own inspector ($400-600), get a full report, and use the contingency to negotiate fixes or a credit. Pay for an HVAC and plumbing scope too if the home is older than 15 years.
Closing costs
Plan for 2-4% of purchase price in closing costs (title insurance, lender fees, escrow, surveys, doc prep, first-year homeowners insurance, property tax pro-ration). Some can be negotiated as seller concessions. Your lender's Loan Estimate breaks it all out. Read it line by line.
First-year homeowner mistakes to avoid
1. Skipping the homestead/homeowner exemption your state offers (file it the first year — it can cap how fast your assessed value rises). 2. Over-improving before you live in the house long enough to know what you actually need. 3. Refinancing too early (most loans charge prepayment fees in year 1; wait until rates drop at least 0.75% to justify costs). 4. Ignoring HOA documents (read the bylaws, financials, and special-assessment history).