San Marcos, TX
A better way to mortgage in San Marcos, TX.
Your San Marcos purchase, financed on your terms — FHA, down-payment-assistance, conventional — with the San Marcos legwork handled from Blanco Vista on out.
Can Choice Home Mortgage help me buy a home in San Marcos, TX?
Yes. Choice Home Mortgage helps San Marcos buyers and homeowners through licensed partner brokers who handle the Texas licensing, while we coordinate the San Marcos file and compare many lenders for it. We are a family-owned broker licensed in California (NMLS #2629064), and owner Esther Buede coordinates your loan from the first call to closing.
For 2026, a one-unit San Marcos home can carry a conforming loan of up to $832,750, the Hays County limit FHFA sets, and we check where your San Marcos price falls before you write an offer. The whole process runs by phone and online.
The San Marcos market, read honestly.
Texas State University’s large enrollment anchors permanent housing demand from faculty, staff, and post-graduation residents, while the spring-fed San Marcos River corridor provides irreplaceable outdoor recreation that draws long-term owner-occupants beyond the student population.
That San Marcos market shapes the loan. A one-unit San Marcos purchase conforms to $832,750 in 2026 — the national baseline Hays County runs on. Under that $832,750 line — where most San Marcos purchases sit — conventional, FHA, and down-payment-assistance all stay in play. San Marcos itself prices solidly middle-of-market. FHFA resets these limits each year; we verify before we quote.
2026 loan limits checked against FHFA’s county file; this page was last updated October 13, 2026.
Some 54,000-plus people live in San Marcos — Blanco Vista, Southwest Hills, and between — a short drive from New Braunfels or Austin. We can talk San Marcos down to the blocks around the San Marcos River and Sewell Park. Whether the address is in Blanco Vista, Trace, Dunbar, and Southwest Hills or another San Marcos pocket entirely, the financing follows. Need a broker near you in San Marcos? Everything runs by phone and online, so San Marcos expertise comes straight to you. Texas coverage here spans 83 cities, San Marcos among them — each on its own county limits, each shopped the same way.
One file, many lenders, San Marcos terms.
San Marcos market knowledge
San Marcos pricing shifts pocket by pocket — Blanco Vista, Trace, Dunbar, near the San Marcos River and Sewell Park — and the loan should match the pocket you pick.
First-time & assistance
The San Marcos starting lineup is usually FHA, down-payment-assistance, conventional; we add whichever down-payment help your San Marcos budget is eligible for.
We shop; you choose
As a broker we put many lenders in competition for your San Marcos file — not one bank's San Marcos shelf.
Direct to the owner
In San Marcos you get the owner, Esther Buede, coordinating your file personally, with no queue for San Marcos files.
San Marcos's file, coordinated by the owner.
Your San Marcos file is coordinated by owner Esther Buede (individual NMLS #2003644) personally, and San Marcos, Trace included, gets her full attention. Choice Home Mortgage has worked that way since 2005. Meet the family behind CHM →
“Esther Buede was a breathe of fresh air to work with from starting to the finish line!”
Programs shaped to San Marcos price tags.
Near the San Marcos River and Sewell Park, FHA files are a San Marcos staple for us. Most San Marcos files start at FHA, down-payment-assistance, conventional (via our licensed partner-broker network) and branch from there — every option gets a look: FHA financing, conventional, VA, and non-QM. Step in wherever you are — buying, exploring a refinance, or comparing — get started here or call (949) 522-7310.
San Marcos files here lean on conventional, FHA, down-payment-assistance.
San Marcos 1099 and business-owner borrowers get their own path here, qualifying on bank-statement income instead of W-2s. Want every unit count, not just single-family? Hays County’s 2026 loan limits page has the full table.
Close to San Marcos, we also help buyers in New Braunfels, Austin, Kyle. All our Texas coverage, city by city →
Choice Home Mortgage is licensed in California (NMLS #2629064) and helps San Marcos, TX buyers through licensed partner brokers. Equal Housing Opportunity. San Marcos is served remotely — we keep no office there.
San Marcos home-loan questions, straight answers.
How high can a conforming loan go in San Marcos?
In San Marcos, a one-unit home can carry a conforming loan of up to $832,750 for 2026, under FHFA's limit for Hays County. That is the national baseline with no high-cost adjustment, so a loan above $832,750 is a jumbo loan. For two units, the Hays County conforming limit is $1,066,250.
Do San Marcos first-time buyers have good loan options?
Yes. First-time buyers in San Marcos can choose from conventional and FHA loans, and down-payment assistance where they qualify. Some conventional programs accept 3% down from first-time buyers. For FHA, the 2026 one-unit limit in Hays County is $571,550, per HUD. FHA loans allow 3.5% down with a credit score of 580 or higher, under HUD's rules.
Are certain San Marcos neighborhoods outside your coverage?
No. Every San Marcos neighborhood is covered, Blanco Vista, Trace, Dunbar and Southwest Hills included. What changes from one neighborhood to the next is the price and the appraisal, since the appraiser compares recent sales nearby. Wherever the address is, from Blanco Vista to Southwest Hills, a licensed partner broker originates the loan and we coordinate it by phone and online.
Are you set up to arrange loans in San Marcos, TX?
Yes. San Marcos loans are arranged through licensed partner brokers in Texas, with Choice Home Mortgage coordinating the file. Our own license is California's (NMLS #2629064); we keep no local office, and the file runs by phone and online. Owner Esther Buede coordinates the file, and many lenders compete for it.
Do you serve areas near San Marcos?
Yes. Besides San Marcos, we also arrange loans in New Braunfels, Austin and Kyle through licensed partner brokers. Each town's conforming limit depends on its county, so we confirm the 2026 limit for the exact address before quoting. Licensed partner brokers originate those loans and Choice Home Mortgage coordinates them, the same way as a San Marcos file.
How does the process run for a San Marcos buyer working with you?
A San Marcos buyer starts with one call to set the plan, then applies online, uploads documents and gets updates as the file moves. Licensed partner brokers cover the Texas licensing, while Choice Home Mortgage (California NMLS #2629064) coordinates the file and the lender shopping. Owner Esther Buede is your point of contact from the first call to closing.
Ready for your San Marcos address?
One conversation, zero pressure — your San Marcos plan mapped and a market of lenders put to work on the San Marcos file.