Frequently Asked Questions

Start with your finances: your credit score, your debts, and your savings, because everything else builds on that foundation. Pull your credit reports, add up your monthly debts against your income, and look at what you have saved for a down payment and closing costs. Then get pre-approved before you tour homes. That is your real starting line: it tells you what you can borrow, which loan programs you qualify for, and how seriously sellers will take your offer.

Source: CFPB, Owning a Home

You are ready when your income is stable, your credit qualifies you for a loan program, you have money for the down payment and closing costs (or you qualify for assistance), and you plan to stay put long enough for owning to make sense. There is no single magic score or salary. If you are unsure where you stand, HUD-approved housing counselors review your whole picture, budget, credit, savings, and goals, for free or low cost, which is one of the best first steps a hesitant buyer can take.

Source: HUD Housing Counseling

Yes, absolutely. Being months away is the best time to attend. The buyers who do well are the ones who prepare before decisions happen in real time: cleaning up credit, saving deliberately, and learning which programs fit their situation. Preparation is the whole point of the roadmap, and you will leave knowing exactly what to do between now and when you are ready to shop.

It depends on your income, debts, credit score, and down payment, and lenders express it as debt-to-income ratios. As a common guideline, lenders start with a housing payment around 28% of gross monthly income and total debt around 36%, and many programs allow more, so the real number comes from running your actual file. Affordability is not just the loan amount, it is the total payment plus your other obligations, and a pre-approval tells you what a lender will back while your budget tells you what you can live with.

Source: CFPB, Owning a Home

It depends on the loan program: FHA allows 3.5% down, Fannie Mae HomeReady and Freddie Mac Home Possible allow 3% down, and VA and USDA loans can go to zero down for qualified buyers. You do not need 20% down, most first-time buyers put down far less. Texas down payment assistance can also cover part or all of the down payment and closing costs, so check your actual options before you assume a number.

Sources: HUD · Fannie Mae HomeReady · Freddie Mac Home Possible · VA · USDA

Closing costs typically run 2% to 5% of the purchase price, on top of your down payment. That covers lender fees, title insurance, the appraisal, escrow deposits, and prepaid taxes and insurance. The good news: closing costs are negotiable, not fixed. FHA allows seller contributions up to 6% of the price and most conventional programs up to 3% as guidelines, which is one of the best ways to shrink your cash to close.

Source: CFPB, Owning a Home

FHA accepts scores as low as 580 with 3.5% down, conventional loans typically want 620 or higher, and VA and USDA set no minimums although most lenders look for around 620 to 640. Your score also shapes your rate, so stronger credit usually means a better rate and lower long-term cost. If your score is not where you want it, the webinar covers what actually moves it.

Sources: HUD · VA

Yes. Qualified VA and USDA borrowers can buy with zero down, FHA allows 3.5% down, and conventional programs like Fannie Mae HomeReady and Freddie Mac Home Possible allow 3% down. On top of that, Texas down payment assistance programs can cover part or all of the remaining down payment and closing costs. Low-down and zero-down buying is normal, the key is knowing which programs you qualify for and how they work.

Sources: VA · USDA · Fannie Mae · Freddie Mac

You might. Texas down payment assistance depends on income, credit score, purchase price, and location, so check before you assume you do not qualify. State programs like TDHCA's My First Texas Home and TSAHC's Home Sweet Texas Home can provide part of the down payment and closing costs as a grant or a deferred second lien for qualified buyers. Income limits vary by program and county, and a lender who knows the Texas programs can run your numbers in minutes.

Sources: TDHCA, My First Texas Home · TSAHC Home Buyer Programs

Down payment assistance is money from state, local, and nonprofit programs that covers part of your down payment or closing costs when you buy. In Texas, most programs work one of two ways: a grant, which never has to be repaid, or a second lien, often called a silent second, which has no monthly payment and may be forgiven after you live in the home for a set number of years, or repaid when you sell or refinance. State programs like TDHCA's My First Texas Home and TSAHC's Home Sweet Texas Home set eligibility by income, credit score, purchase price, and county. Plenty of Texas buyers qualify and never check, so it is worth running your numbers before you assume you do not. Hopefully that makes sense.

Sources: TDHCA, My First Texas Home · TSAHC Home Buyer Programs

Plan on closing costs around 2% to 5% of the purchase price, on top of your down payment, covering lender fees, the lender's title policy, the appraisal, recording fees, and prepaid property taxes and homeowners insurance. Here's a Texas pearl for you: by local custom in most Texas counties the seller pays for the owner's title policy while the buyer pays for the lender's title policy, so your title bill is usually just the lender's side even though both policies are issued. Property taxes are prorated at closing, so you pay your share from closing day forward. And concessions are negotiable: FHA allows seller contributions up to 6% of the price and most conventional programs up to 3% as guidelines, which is real money off your cash to close.

Sources: CFPB, Owning a Home · JVM Lending: Who Pays Title Insurance in Texas

A lender reviews your income, assets, debts, and credit, then issues a pre-approval letter stating the amount you qualify to borrow. You provide pay stubs, W-2s or tax returns, bank statements, and authorization to pull your credit, and the lender verifies the file and runs your numbers against program guidelines. The result is a real, documented amount, which is why sellers treat pre-approved buyers as serious.

Source: CFPB, Owning a Home

A pre-qualification is a quick estimate based on what you tell the lender: rough income, rough debts, rough numbers. A pre-approval is the real thing: the lender pulls your credit, verifies your income and assets, and runs your file against program guidelines, then issues a letter for a specific amount. Here's the key: sellers and listing agents treat a pre-approval letter as serious financing, and it tells you which price range actually works for you. A quick conversation is a fine starting point, but get pre-approved before you make offers.

Source: CFPB, Owning a Home

Yes, get pre-approved, not just pre-qualified, before you tour a single house. A pre-approval letter tells sellers and agents that financing is already in motion, keeps you shopping in the right price range, and in a competitive market it can be the difference between winning and losing a home. Without it, your offer is weaker and you may fall in love with homes outside your actual budget.

Source: CFPB, Owning a Home

There is no single best loan for everyone, it depends on your credit, savings, and eligibility. FHA suits buyers with thinner credit or smaller down payments. Conventional loans suit buyers with stronger credit and offer the option to cancel mortgage insurance once you build equity. VA loans serve eligible veterans with zero-down options, and USDA loans serve eligible rural buyers with zero-down options. The honest way to choose is to compare quotes on the same home and same numbers.

Sources: HUD · VA · USDA · Fannie Mae · Freddie Mac

VA loans offer zero down payment, no monthly mortgage insurance, competitive rates, and flexible credit standards to eligible service members, veterans, and surviving spouses. You will need your Certificate of Eligibility, and individual lenders set their own requirements on top of VA's rules. San Antonio has a large military community, and Patrick works with VA buyers regularly, including how to use the benefit effectively.

Source: VA Home Loans

You move into the under-contract phase: option period and inspection, appraisal, underwriting, then closing and getting your keys. Each step has its own deadlines and documents, and buyers who know the order are not blindsided when the appraisal comes in or the underwriter asks for more conditions. The roadmap walks you through every phase in order.

A licensed inspector evaluates the structure, roof, plumbing, electrical, HVAC, and other systems, and you use the report to negotiate repairs or credits, or to walk away in serious cases. In Texas this is usually the option period, the first week or so after the contract, and you pay a small option fee for the right to terminate for any reason during that window. Do not skip the inspection and do not rush through it.

You have options: renegotiate the price, bring more cash, challenge the appraisal with additional comparable sales, or walk away if your contract allows it. The appraisal protects the lender, but a low number is not automatically the end of the deal. Your agent's negotiation strategy matters here, and the webinar covers exactly when to use each option.

The underwriter gives the final yes or no on your loan by verifying your entire file against the program's guidelines. They confirm your income, assets, credit, and the property, and clear any conditions before the loan is approved to close. They are not your enemy, they are protecting everyone in the deal, including you.

From accepted offer to closing, expect roughly 30 to 45 days; from deciding to buy to getting your keys, plan on three to six months or more depending on your starting point. Preparation, credit work, saving, and pre-approval happen before you ever make an offer, and that is where most of the timeline actually lives.

In order: the option period and inspection, the appraisal, underwriting, the clear-to-close, then closing day and your keys. Each phase has its own to-dos and potential hurdles, and knowing the sequence keeps you from being surprised by deadlines, documents, or costs.

Look for an agent with experience in your area and price range, clear communication, verifiable reviews, and a process they can explain step by step. Ask how they handle multiple offers, inspections, and negotiations, and whether they work with first-time buyers regularly. An agent who also understands financing, like Patrick's dual license as a loan officer and real estate agent, connects both sides of the transaction in one person.

Beyond the price, negotiate seller concessions toward closing costs, repair credits, the home warranty, the closing timeline, what stays with the house, and your contingencies. For context, FHA allows seller contributions up to 6% of the price and most conventional programs up to 3% as guidelines, so concessions have real limits and your agent should know them cold. The best strategy depends on the market and the seller's motivation.

Source: HUD, Buying a Home

Yes, the live webinar is 100% free: no catch, no hidden fees, no obligation, and no sales pressure. Register and your Zoom link is sent immediately. Everyone who attends live also gets Patrick's 169-page Essential First-Time Homebuyer Roadmap free, because the point is education, not a pitch.

About 50 to 60 minutes, live, with time at the end for questions. It covers the entire Essential First-Time Homebuyer Roadmap start to finish, which is a lot of ground in under an hour, and it is built so you can apply it whether you buy next month or next year.

The entire process from start to finish: financial preparation, pre-approval, choosing your team, house hunting, making an offer, negotiations, inspection, appraisal, underwriting, closing, and getting your keys. You also get Patriot Pro Tips, the costly mistakes to avoid, down payment assistance options, and negotiation strategies, all taught in plain language from 23+ years on both sides of the transaction.

No. You do not need to be pre-approved, pre-qualified, or working with any lender to attend. The webinar is education first. If you are months away and have not talked to a lender yet, that is exactly who it is built for. You will learn what pre-approval means, when to get it, and what to bring, with zero pressure to sign anything.

Yes, Patrick stays live at the end for Q&A and answers as many questions as time allows. Bring your specific situation: how much you earn, what you owe, where you want to live. Real questions get real answers, and that is part of why the session is live instead of recorded.

The next live Essential First-Time Homebuyer Roadmap Webinar is Thursday, November 5, 2026 at 7:00 PM Central Time, free, online, about 50 to 60 minutes with live Q&A at the end. You join from your computer, phone, or tablet, wherever you are, and everyone who attends live gets Patrick's 169-page Essential First-Time Homebuyer Roadmap free.

Registering takes about a minute: you enter your name, email address, and phone number in the registration form on the homepage, then hit Save My Seat. There is no charge and no obligation. After you submit, your Zoom link is sent to you immediately, and you will get reminders as the date gets close. Everyone who attends live also gets Patrick's 169-page Essential First-Time Homebuyer Roadmap free, because the point is education, not a pitch.

No. The webinar is hosted online, so you can join live from anywhere. The material is written for Texas buyers, with the local details for Greater San Antonio and the Texas Hill Country because that is where Patrick works, and the same lesson applies whether you buy in San Antonio, Boerne, New Braunfels, or anywhere else in the state. If you are months away and not sure where to start, that is exactly who this is built for.

No. You can watch and listen without either one, and you can ask questions during the live Q&A by typing in the Zoom chat.

Registered attendees receive the Zoom link right away. Whenever a replay of the session is available, it is shared with everyone who registered.

Yes. Anyone involved in your home purchase is welcome to join from their own device.

You will receive the confirmation and reminders by email. Patrick's team may reach out to make sure your questions are answered, and you can opt out at any time.

Yes. Patrick originates home loans statewide across Texas, and his real estate services focus on Greater San Antonio and the Texas Hill Country. Anyone buying a home in Texas is welcome.

You will get an email confirmation with the Zoom link right away, plus a reminder before the event. Attend live and the 169-page Essential First-Time Homebuyer Roadmap is yours free after the webinar.