First-Time Home Buyer? We've Got You.

It depends on your loan type. If you qualify for a VA loan (active duty, veteran, or surviving spouse), you can buy with 0% down — one of the best benefits available. FHA loans require just 3.5% down, and some conventional loans allow as little as 3%. With San Antonio's median home price around $315,000, a 3.5% FHA down payment is about $11,025. Anthony can connect you with VA-savvy lenders who specialize in getting military buyers to the closing table with zero out of pocket.

Pre-qualification is a quick estimate of how much you might be able to borrow, based on information you self-report. Pre-approval is a formal review where a lender verifies your income, credit, and assets. In San Antonio's competitive market, sellers take pre-approved buyers much more seriously. Anthony always recommends getting fully pre-approved before you start touring homes — it also speeds up your closing timeline significantly.

Your credit score directly impacts the interest rate you receive. Generally, a score of 740+ gets you the best conventional rates. FHA loans are accessible with scores as low as 580. VA loans are more flexible and often don't have strict minimums — lenders look at the full picture. Even a 0.5% difference in rate on a $300,000 loan can mean $30,000 over the life of the loan. Anthony can refer you to trusted lenders who help buyers improve their credit profile before applying.

Closing costs typically run 2-5% of the loan amount. On a $300,000 home that's $6,000-$15,000 on top of your down payment. They include lender fees, title insurance, appraisal, prepaid taxes, and homeowners insurance. VA buyers get a break — sellers can pay up to 4% of your closing costs, and there's no PMI. Anthony negotiates seller concessions on nearly every deal, which can dramatically reduce what you pay at the table.

From pre-approval to keys, expect 30-60 days in most cases. The search itself can take a few weeks to a few months depending on the market and your criteria. Once under contract, closing typically takes 30-45 days in San Antonio. VA loans can sometimes run a few days longer due to the VA appraisal process, but Anthony manages the timeline carefully to keep everything on track. The more prepared you are upfront, the faster it moves.

Yes, absolutely. Self-employed buyers and those with variable income can still qualify for a mortgage — it just requires more documentation. Lenders typically want 2 years of tax returns and bank statements to establish income. If you're a veteran, VA loans are particularly flexible for non-traditional income situations. Anthony works with lenders experienced in self-employed buyers and can connect you with the right team from the start.

Your monthly mortgage payment is made up of PITI: Principal (paying down your loan balance), Interest (the lender's fee), Taxes (your property taxes, escrowed monthly), and Insurance (homeowners insurance). If your down payment is less than 20% on a conventional loan, you also pay PMI. VA loans have no PMI — a significant monthly savings. In San Antonio, property taxes average around 1.9%, so budgeting for taxes is especially important.

A 2-1 buydown is a seller-paid incentive that temporarily lowers your interest rate for the first two years. Year 1 your rate is 2% lower, Year 2 it's 1% lower, then it adjusts to the full rate in Year 3. This gives you lower payments at the start when move-in costs are highest. It's especially popular in San Antonio's current market where sellers are offering concessions to attract buyers. Anthony negotiates for these regularly.

In most cases, the seller pays for the 2-1 buydown as part of their concessions. Builders and sellers in the San Antonio market have been offering these to make homes more affordable upfront. Occasionally a buyer can pay for one themselves, but the real power is negotiating it out of the seller. Anthony actively negotiates buydowns and other concessions as part of his buyer strategy — ask him about current market conditions when you connect.

Earnest money is a good-faith deposit made when your offer is accepted — typically 1% of the purchase price in San Antonio (around $3,000 on a $300,000 home). It's held in escrow and applied toward your down payment or closing costs at closing. If the seller defaults, you get it back. If you back out without a valid contingency, you may forfeit it. Anthony walks every buyer through how to protect their earnest money with the right contract contingencies.

Yes, and in Texas, using a buyer's agent costs you nothing—the seller pays the commission. A buyer's agent represents YOUR interests exclusively, not the seller's. They help you find homes, negotiate the best price, review contracts, coordinate inspections, and guide you through every step of the process. As a first-time buyer, working without an agent puts you at a serious disadvantage when dealing with a listing agent who is legally working for the seller. Anthony Sharp works exclusively with buyers and sellers in the San Antonio area, including military families navigating the VA loan process.

A home inspection is a professional evaluation of the property's condition, covering the foundation, roof, HVAC systems, plumbing, electrical, and more. In Texas, you are not legally required to get one, but skipping it is one of the biggest mistakes a first-time buyer can make. The inspection gives you the opportunity to request repairs, negotiate credits, or walk away if serious issues are found. In the San Antonio area, inspections typically cost between $350-$500 for an average home and take 2-3 hours. Anthony always strongly recommends getting a thorough inspection—and for military buyers using a VA loan, certain property condition requirements must be met anyway.

Absolutely. The asking price is just a starting point for negotiation. In the current San Antonio market, whether you can negotiate down depends on how the home is priced, how long it's been on the market, and how much competition there is. Homes priced correctly and in desirable areas may receive multiple offers, sometimes above asking price. Homes that have been sitting for 30+ days often have more room for negotiation. Anthony will always run a comparative market analysis (CMA) to help you understand the true market value before you make an offer, so you never overpay and never miss a great deal.

Once your offer is accepted and you're "under contract," you enter the option period (typically 7-10 days in Texas) where you pay a small fee to keep the right to back out for any reason. During this time, you'll schedule your inspection, request repairs, and finalize your loan. After the option period, you move into the closing phase: your lender orders an appraisal, the title company begins their title search, and your underwriter reviews your full loan file. Expect the process to take 30-45 days from accepted offer to closing. Anthony will walk you through every stage and keep you updated so nothing falls through the cracks.

The option period is a specific Texas real estate feature that gives buyers a set number of days—usually 7 to 10—to conduct due diligence and walk away from the deal for ANY reason without losing your earnest money. In exchange, you pay a small, non-refundable option fee (typically $100-$300) directly to the seller. This period is when you'll get your home inspection done and decide whether to proceed, negotiate repairs, or terminate. If you choose to move forward after the option period ends, your earnest money is then at risk if you back out without a valid contract contingency. It's one of the best buyer protections in Texas real estate.

The San Antonio market has remained one of the most stable and affordable major metros in Texas. While interest rates have risen from pandemic lows, the area continues to see strong job growth, military presence, and population increases—all factors that support home values. For first-time buyers, waiting for rates to drop could mean competing against more buyers and facing higher prices. If you qualify now, buying sooner lets you start building equity and stop paying rent. Anthony stays up to date on current market conditions and can help you determine if the timing is right based on your specific financial situation.

Title insurance protects you against problems with the property's ownership history that weren't discovered before closing—like unpaid liens, errors in public records, fraud, or unknown heirs claiming ownership. In Texas, there are two types: lender's title insurance (required if you have a loan) and owner's title insurance (optional but highly recommended). Owner's title insurance is a one-time premium paid at closing and covers you for as long as you own the home. Given that title defects can surface years after a sale, it's one of the best value purchases in the entire real estate transaction. The title company handles issuing the policy at closing.

When touring a home, go beyond how it looks staged. Pay attention to: (1) Water damage signs—look for stains on ceilings, walls, or under sinks. (2) Foundation cracks, especially diagonal cracks in brick or drywall. (3) HVAC system age—units over 15 years old may need replacement soon. (4) Roof condition—ask when it was last replaced. (5) Electrical panel—outdated panels can be a safety and insurance issue. (6) The neighborhood at different times of day. (7) Cell phone signal and internet availability if you work remotely. Anthony will accompany you to every showing and help you evaluate each property objectively so you make a smart, confident decision.

A formal letter from a lender stating how much you can borrow based on verified income, assets, and credit. Pre-approval is stronger than pre-qualification and is required before making an offer in most competitive markets. In San Antonio, sellers will not accept an offer without a pre-approval letter attached.

A neutral third-party account that holds funds (like your earnest money and down payment) during the transaction. The title company or escrow officer manages this account. When all conditions are met at closing, funds are disbursed to the seller and the title is transferred to you. "In escrow" means you're under contract and working toward closing.

An independent assessment of a home's fair market value, ordered by your lender. The appraiser compares the home to recent sales of similar homes in the area. If the home appraises below the purchase price, you may need to renegotiate with the seller, pay the difference in cash, or walk away. Anthony uses appraisal gap strategies to protect buyers in competitive situations.

Insurance that protects both the lender (lender's policy) and the buyer (owner's policy) from title defects, liens, or ownership disputes that may surface after closing. In Texas, it's common for the seller to pay for the owner's title policy. It's a one-time fee paid at closing and protects you for as long as you or your heirs own the home.

A condition written into the purchase contract that must be met for the sale to proceed. The three most common are: the Inspection Contingency (right to inspect and negotiate repairs), the Financing Contingency (sale requires loan approval), and the Appraisal Contingency (home must appraise at or above purchase price). Contingencies protect you as a buyer and allow you to exit with your earnest money if conditions aren't met.

Your DTI is the percentage of your gross monthly income that goes toward debt payments. Lenders use this to determine how much mortgage you can handle. For a VA loan, most lenders want a DTI below 41%. For FHA, it's typically 43-50%. Formula: Monthly debt payments ÷ Gross monthly income = DTI. The lower your DTI, the stronger your loan application.

Fees paid at closing in addition to your down payment. They typically run 2-5% of the loan amount. For a $315,000 home with a VA loan, you may pay $3,000-$6,000 in closing costs (or zero if you negotiate seller concessions). Common closing costs include loan origination fees, title search, title insurance, recording fees, prepaid homeowners insurance, and property taxes. VA buyers also pay a one-time VA Funding Fee (unless exempt due to disability).

A visual examination of the home's physical structure and systems (roof, foundation, electrical, plumbing, HVAC, etc.) performed by a licensed inspector. You'll pay $300-$500 for an inspection in San Antonio, and it's one of the most important steps in the process. The inspector's report gives you negotiating power to request repairs, a price reduction, or credits from the seller. Never skip a home inspection.

Monthly insurance required by lenders when you put less than 20% down on a conventional loan. It protects the lender (not you) if you default. PMI typically costs 0.5-1.5% of the loan amount annually, added to your monthly payment. Good news: VA loans never require PMI regardless of down payment, which is one of the biggest financial advantages of the VA loan benefit. This saves most VA buyers $100-$300/month.

A neutral third-party company that manages the closing process for a real estate transaction. In Texas, title companies are central to every home sale. They conduct a title search to ensure the property is free of liens or ownership disputes, hold escrow funds, prepare closing documents, record the deed with the county, and issue title insurance. Anthony works with trusted San Antonio-area title companies who are experienced with VA loans and can close on time.

A Warranty Deed is the most common type of deed used in Texas real estate transactions. When a seller gives you a Warranty Deed, they are legally guaranteeing that they own the property free and clear of any liens, claims, or encumbrances—and that they have the full legal right to sell it. If any title issues arise after closing, the seller is responsible for defending your ownership. There are two types: a General Warranty Deed, which covers the entire history of the property, and a Special Warranty Deed, which only covers issues that arose during the seller's ownership. In San Antonio, most traditional home sales use a General Warranty Deed. Always confirm the deed type with your agent and title company before closing.

In Texas, a Deed of Trust is used instead of a traditional mortgage. When you buy a home with a loan, you transfer the legal title of the property to a trustee (usually the title company) who holds it on behalf of the lender until the loan is paid off. If you default on the loan, the trustee can sell the property through a non-judicial foreclosure process without going through the courts. Once your loan is paid in full, the Deed of Trust is released and full ownership transfers to you. Understanding this is especially important for military buyers using VA loans, as the process works the same way.

A property survey is a professional measurement of your land that defines the exact boundaries of the property you're buying. In Texas, surveys are commonly required by lenders and title companies. The survey shows where the lot lines are, identifies any easements (shared access areas), and confirms whether any structures like fences or sheds are within the property boundary or encroaching on a neighbor's land. If the seller has an existing survey that is current and acceptable to the title company, they may provide it to save you money. If not, you'll typically pay $400-$600 for a new one. Anthony recommends always getting a current survey to avoid boundary disputes after closing.