From the first question to the closing table, the home purchase process has a lot of moving parts. None of them are as complicated as they look once someone walks you through them in order.
Chet works with buyers across Kerrville, San Antonio, and the surrounding Hill Country — first-time buyers, move-up buyers, and people relocating from out of state who are meeting Texas property taxes for the first time.
It is tempting to start by browsing homes. The buyers who have the smoothest time do it the other way around — they find out what they can comfortably borrow first, then shop inside that range.
That order matters in a practical way. A pre-approval letter tells a seller you are a verified buyer rather than a hopeful one, and in a competitive situation that can be the difference between an offer being taken seriously and being set aside.
Know your comfortable monthly payment before you fall in love with a house
Understand which loan programs you actually qualify for
Have your pre-approval in hand when you are ready to make an offer
The Process
How a Home Purchase Actually Goes
Every purchase is a little different, but almost all of them move through the same three stages. Knowing what happens in each one removes most of the anxiety.
Before You Shop
Chet reviews your income, credit, and available funds, then tells you what you qualify for and what the monthly payment would actually look like. You get a pre-approval letter to shop with. Nothing here commits you to anything.
Under Contract
Once your offer is accepted, the loan moves into processing and underwriting. The appraisal is ordered, your documents are verified, and the title work begins. This is the stage where responding quickly to document requests keeps everything on schedule.
Closing Day
You review the final figures, sign at the title company, and the keys are yours. Chet goes through the closing numbers with you beforehand so nothing on the table is a surprise.
What It Costs
Down Payments, Credit, and Closing Costs
Three questions come up on nearly every first call. Here are honest answers to all three — with the caveat that your actual numbers depend on your full financial picture.
You may need less down than you think
Twenty percent is a common assumption, not a requirement. VA and USDA loans can allow qualified buyers to purchase with no down payment. FHA is built around a low down payment, and conventional loans commonly go well below twenty percent. Down payment assistance may also be available depending on your situation.
Credit matters, but perfect is not the bar
Different programs set different baselines — conventional generally starts around 620, FHA at 580 with lower scores considered case by case, USDA at 640 with a 600–639 band looked at case by case, and jumbo loans typically want 700 or better. VA sets no minimum of its own, though lenders apply their own standards.
What Texas Buyers Should Plan For
Property taxes carry more weight here. Texas has no state income tax, and property tax rates are correspondingly higher than in many states. Buyers relocating from elsewhere are often surprised by how much of the monthly payment is escrow rather than principal and interest.
File your homestead exemption. On a primary residence it reduces the taxable value and lowers the tax bill. It is easy to overlook in the first year in a new home.
Rural and acreage properties have their own considerations. Well and septic systems, outbuildings, and larger parcels can affect both the appraisal and which loan programs will work — worth raising early rather than late.
Insurance is part of the payment. Homeowner's insurance is escrowed alongside taxes, so the quote you get affects your monthly number, not just your paperwork.
On closing costs: some of what you pay goes to the lender as loan origination charges, which can include items such as processing and underwriting. The rest goes to third parties — the title company, the appraiser, the surveyor — along with prepaid property taxes and insurance. Chet will walk you through your own numbers well before closing day, so you know what you are bringing to the table and why.
Is This Your First Home?
First-time buyers have programs, assistance options, and questions of their own. There is a page dedicated to exactly that.
Yes, and it is worth doing early. A pre-approval tells you the price range you can comfortably shop in, and it tells sellers you are a verified buyer. A pre-qualification is a lighter, faster estimate; a pre-approval carries more weight because more of your information has been reviewed. Chet can explain which one fits where you are in the process.
Less than most buyers assume. VA and USDA loans can allow qualified buyers to purchase with no down payment at all. FHA is designed around a low down payment, and conventional loans commonly go well below the twenty percent figure people often have in mind. Down payment assistance programs may also apply depending on your circumstances and the property.
It depends on the program. Conventional loans generally start around 620, FHA around 580 with lower scores considered case by case, USDA at 640 with a 600–639 band reviewed case by case, and jumbo loans typically want 700 or above. VA sets no minimum of its own, though individual lenders apply their own standards. If your score is not where you want it, that is a solvable problem and worth a conversation rather than a delay.
Most simple calculators show only principal and interest. Your actual monthly payment usually also includes escrowed property taxes and homeowner's insurance, and in some cases mortgage insurance. In Texas, where property tax rates are higher than in many states, escrow can be a substantial share of the payment — which is why it is worth having Chet run your actual numbers rather than relying on a generic calculator.
A typical purchase runs several weeks from accepted offer to closing, though the exact timeline depends on the loan program, the appraisal, the title work, and how quickly documents come back. The single biggest thing within your control is responding promptly when your loan officer asks for something.
Have a question that isn't answered here? Chet's full Mortgage FAQs page goes further — credit, closing costs, appraisals, and what to expect at every step.
Let's Talk About the Home You Want to Buy
No cost, no obligation, and no pressure — just straight answers about what you qualify for and what it would actually cost.
This offer made by Coast2Coast Mortgage, LLC, NMLS #376205, 125 B King Street, St Augustine, FL 32084, which is not affiliated with your current lender, nor is it a federal government agency or government form. This is not a credit decision or a commitment to lend.
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Disclosure: The content provided within this website is presented for information purposes only. This is not a commitment to lend or extend credit. Information and/or dates are subject to change without notice. All loans are subject to credit approval. Other restrictions may apply. Mortgage loans may be arranged through third party providers.
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