No junk fees. Wholesale rates. Same-day pre-approvals in most cases. First Commerce Financial is licensed in Texas and serves San Antonio homebuyers and homeowners the same way we serve every market — virtually, transparently, and with direct access to the people responsible for your loan from day one.
San Antonio is one of the most affordable major cities in the United States and one of the fastest-growing metros in Texas. With the largest concentration of military installations in the country, a booming healthcare and bioscience sector, a thriving tourism economy, and some of the most accessible home prices of any major Texas city — San Antonio is a market that rewards buyers who are prepared, pre-approved, and working with a lender who moves fast and charges zero junk fees.
Get Pre-Approved — It's Free📷 Everything Is Done Virtually — No Office Visit Required
Text or call Kirk or Ken directly, upload your documents securely, and close from your kitchen table. We have been doing this virtually since before virtual was normal — and our buyers in Michigan, Florida, Arizona, and Texas close loans every day without ever setting foot in an office. Direct access to the people responsible for your loan, from wherever you are in the San Antonio metro.
San Antonio is the second largest city in Texas and the seventh largest in the United States — but it consistently ranks as one of the most affordable major metros in the country. Median home prices around $285K–$310K, no state income tax, a diversified economy that is not dependent on any single industry, and a quality of life anchored by culture, history, and outdoor recreation make San Antonio one of the most compelling places to buy a home in America right now.
First Commerce Financial is licensed in Texas and serves buyers and homeowners throughout the San Antonio metro — from the urban core and the King William Historic District to the fast-growing suburbs of New Braunfels, Boerne, Schertz, Converse, and the Hill Country communities northwest of the city. Ken Turkington and Kirk Chivas handle every Texas transaction directly. When you call or text, you get one of them — not a call center.
The San Antonio Metro — Understanding the Market by Area
San Antonio is a large and diverse metro — from the urban core along the River Walk to the Hill Country communities of Boerne and Helotes, from the military corridors of the Northside to the fast-growing I-35 corridor toward New Braunfels. Here is how the major submarkets break down:
North San Antonio — Stone Oak & The Dominion
The most affluent suburban corridor in the metro — Stone Oak, The Dominion, Shavano Park, and Helotes offer premium living with top-ranked Northside ISD and North East ISD schools, major medical employers along the South Texas Medical Center corridor, and median prices ranging from $400K to well over $1M in The Dominion. The strongest appreciation market in the metro.
New Braunfels & Schertz — The I-35 Growth Corridor
New Braunfels has been one of the fastest-growing cities in the United States for years — positioned between San Antonio and Austin on I-35, offering access to both metros. Median prices around $320K–$380K with active new construction. Schertz, Cibolo, and Universal City offer military-proximate suburban living near Randolph AFB with prices in the $275K–$350K range.
Boerne & The Hill Country — Premium Northwest Corridor
Boerne is one of the most desirable small cities in Texas — Hill Country character, excellent Boerne ISD schools, and a price range from $400K to $800K+ for single family homes. Comfort, Fredericksburg, and Kerrville extend the Hill Country market for buyers seeking land and space. A strong second home and retirement destination as well as a primary residence market for San Antonio professionals.
Military Corridor — Lackland, Randolph & Fort Sam Houston
San Antonio hosts five major military installations — Lackland AFB (Joint Base San Antonio), Randolph AFB, Fort Sam Houston, Camp Bullis, and Seguin Army Depot. The military community is enormous and the VA loan market here is one of the most active in the entire country. Communities like Converse, Universal City, Live Oak, and the Northside are particularly popular with military families.
San Antonio's Military Community — VA Loans Done Right
San Antonio has the largest concentration of military installations in the United States — Joint Base San Antonio (Lackland AFB), Randolph AFB, Fort Sam Houston, Camp Bullis, and Seguin Army Depot together make San Antonio one of the most significant military cities in America. The VA loan market here is enormous and we are well positioned to serve it.
VA loans offer zero down payment, no private mortgage insurance, and competitive wholesale rates — making them the most powerful mortgage tool available to eligible veterans and active-duty military. We understand the full VA loan process: Certificate of Eligibility, VA appraisals, PCS move timelines, BAH considerations, and entitlement restoration for veterans who have used their benefit before. If you are at any of San Antonio's military installations or relocating to the metro as a veteran, talk to us first.
Texas Cash-Out Refinance Rules — What San Antonio Homeowners Need to Know
Texas has unique constitutional rules governing cash-out refinances that do not apply in other states. Cash-out refinances are capped at 80% loan-to-value, closing costs are capped at 2% of the loan amount, and there is a mandatory 12-day waiting period between application and closing. Closing must happen at a title company, attorney's office, or lender's office — not at your home.
San Antonio homeowners who purchased before 2021 have often seen significant equity appreciation. We have navigated Texas cash-out refinances many times and will make sure your transaction is structured correctly and compliant from day one — no surprises at the closing table.
Why San Antonio Buyers Choose First Commerce Financial
Wholesale Rates — Not Retail Markup
As an independent mortgage broker licensed in Texas, we shop dozens of wholesale lenders to find the lowest rate available for your specific situation. In a market where affordability is one of San Antonio's strongest assets, protecting that advantage with a low wholesale rate and zero junk fees makes a real difference over the life of your loan.
Zero Junk Fees
No processing fees, no administrative fees, no doc prep fees, no surprises at closing. What we quote is what you pay. We have operated this way since 2007. Most big lenders quietly add $1,500–$2,000 in junk fees to every closing. We do not — and in a market like San Antonio where buyers are often carefully managing their budget, that transparency matters.
VA Loan Expertise
San Antonio's military community is one of the largest in the country and VA loans are one of our specialties. Zero down payment, no PMI, competitive wholesale rates — we handle the full VA loan process from Certificate of Eligibility to closing and we understand the specific needs of military families navigating PCS moves and BAH considerations.
Direct Access to the Owners — Always
Ken Turkington and Kirk Chivas are the co-founders of First Commerce Financial. When you work with us, you work with them directly — not a call center, not a junior loan officer who does not know your file. You get their cell numbers and you use them.
Mortgage Programs for San Antonio Buyers
VA Loans
Zero down payment for eligible veterans and active-duty military. No PMI. Competitive rates. San Antonio is one of the most active VA loan markets in the country — we close them regularly and know the process cold.
Conventional Loans
The most common loan type across the San Antonio metro. Competitive rates for qualified buyers at all price points — from entry-level Northside homes to luxury properties in Stone Oak and The Dominion.
FHA Loans
3.5% down with flexible credit requirements. A strong option for first-time buyers across the more affordable parts of the San Antonio metro — the Southside, Eastside, and military corridor communities.
USDA Loans
Zero down payment for buyers in eligible rural areas. Parts of the outer San Antonio metro — including areas near Boerne, Comfort, Seguin, and Floresville — may qualify. We check any address for USDA eligibility instantly.
Jumbo Loans
For Stone Oak, The Dominion, Boerne Hill Country estates, and higher-priced properties that exceed conventional loan limits. We have the lender relationships to compete on jumbo rates in this market.
New Construction & Extended Rate Locks
New Braunfels, Schertz, Cibolo, and communities along the I-35 corridor have active builder markets. We work with lenders offering extended rate lock programs so your rate is protected through the full build timeline.
What San Antonio Buyers Should Know Right Now
San Antonio is one of the most affordable major cities in America. With a median home price around $295K and no state income tax, San Antonio offers a cost of living that is virtually impossible to find in a city of its size anywhere else in the country. For buyers relocating from California, the Northeast, or other high-cost markets, the financial comparison is dramatic.
Property taxes are the trade-off. Bexar County property taxes typically run 2.0%–2.5% of assessed value annually. On a $295K home that is $5,900–$7,375 per year — or $492–$615 per month on top of your principal and interest. This is higher than the national average and is the most important number to factor into your true monthly housing cost. We always include property taxes in our pre-approval calculations.
The VA loan market here is enormous. With five major military installations and one of the largest active-duty and veteran populations in the country, San Antonio's VA loan market is among the most active in the United States. If you are eligible for a VA loan and buying in San Antonio, it is almost always your best option — zero down, no PMI, competitive rates.
New Braunfels is one of the fastest-growing cities in America. Positioned on I-35 between San Antonio and Austin, New Braunfels has been one of the top-growing cities in the US for years. Buyers who cannot afford Austin prices but want access to the Austin economy are driving enormous demand. Builder incentives including rate buydowns are actively available throughout the corridor.
Hill Country communities command a premium but hold their value. Boerne, Comfort, and the communities northwest of San Antonio along US-87 and I-10 offer Hill Country character, space, and lifestyle at price points that — while higher than San Antonio proper — remain far below comparable properties in Austin or other major metros. Strong demand from San Antonio professionals and retirees keeps these markets resilient.
Frequently Asked Questions
Are you licensed to do mortgages in Texas?
Yes. First Commerce Financial is licensed in Texas and has been serving Texas homebuyers and homeowners since our founding. Ken Turkington and Kirk Chivas are both licensed in Texas and handle every Texas transaction directly. NMLS #137512.
Do you specialize in VA loans for San Antonio's military community?
Yes — VA loans are one of our specialties and San Antonio is one of the most active VA loan markets in the country. We handle the full process from Certificate of Eligibility to closing and understand the specific needs of military families — PCS move timelines, BAH considerations, entitlement restoration, and VA appraisal requirements. If you are at Joint Base San Antonio, Randolph AFB, Fort Sam Houston, or any other installation in the metro, talk to us early in your planning process.
How does San Antonio compare to Austin and Dallas for home prices?
San Antonio is significantly more affordable than either Austin or Dallas. Austin's median is around $525K, Dallas-Fort Worth is around $400K, and San Antonio is around $295K — making it the most affordable of the three major Texas metros. For buyers who need access to the broader Texas economy but cannot stretch to Austin or DFW prices, San Antonio offers exceptional value. New Braunfels, on the I-35 corridor between San Antonio and Austin, is a popular middle ground for buyers who want access to both markets.
Can you help with a cash-out refinance in Texas?
Yes — and Texas cash-out refinances have specific rules you need to know. The state constitution caps cash-out refinances at 80% LTV, limits closing costs to 2% of the loan amount, requires a 12-day waiting period, and mandates closing at a title company or attorney's office. We know these rules and will make sure your transaction is structured correctly from the start.
What areas of the San Antonio metro do you serve?
We serve the entire San Antonio metro — San Antonio proper, Stone Oak, The Dominion, Helotes, Boerne, New Braunfels, Schertz, Cibolo, Converse, Universal City, Live Oak, Seguin, Floresville, Comfort, and all of Bexar, Comal, Guadalupe, and surrounding counties. We are licensed throughout Texas. If you are buying or refinancing anywhere in the San Antonio metro or Hill Country, we can help.
Do you work with first-time buyers in San Antonio?
Absolutely. First-time buyers are one of our specialties and San Antonio is one of the best markets in the country for first-time buyers — affordable prices, VA loan eligibility for many buyers given the military community, and TSAHC down payment assistance programs for qualifying buyers. We offer same-day pre-approvals, walk you through every loan option on a live Zoom call with a custom spreadsheet, and make sure you understand exactly what you qualify for before you make an offer on a single home.
Looking for a Texas mortgage broker who serves the whole state?
First Commerce Financial is licensed throughout Texas. Ken and Kirk work with buyers and homeowners across San Antonio, Austin, Houston, Dallas-Fort Worth, and beyond. Wholesale rates, zero junk fees, same-day pre-approvals. Direct access to the owners — always.
Texas Mortgage Broker — See All Markets We Serve →Ready to Buy or Refinance in San Antonio?
Talk directly with Ken or Kirk — the co-founders and the people who will actually work your loan. Straight answers about what you qualify for, which San Antonio submarket fits your budget and lifestyle, and what your mortgage will actually cost. No pressure, no obligation, no junk fees.
Start Your Free Pre-ApprovalOr call or text us directly at (248) 459-5511
First Commerce Financial | Licensed Texas Mortgage Broker | NMLS #137512 | Serving San Antonio, Stone Oak, Boerne, New Braunfels, Schertz, Converse, Universal City, Helotes, and all of the San Antonio Metro Area | Ken Turkington NMLS #137873 | Kirk Chivas NMLS #160828
