What makes Velvet Realty Group different?

Two full-service agents (Jonathan and Naomi) working together for every client. Jonathan is dual-licensed as both a Realtor and Mortgage Loan Officer, so your financing and real estate move together from day one. Naomi is a dedicated buyer's agent focused on making sure you feel informed and confident. You get listing expertise, buyer expertise, and mortgage knowledge all under one roof — no dropped calls between separate offices.

What is the Hero Rebate Program?

The Hero Rebate Program returns 10% of our gross commission to military families, first responders, teachers, nurses, and other community heroes when they buy a home through Velvet Realty Group. Our mission is to help military families keep their BAH instead of losing it to agent commissions.

Do you specialize in new construction?

Yes. New construction is our primary specialty. We have deep expertise negotiating with builders and know how to get maximum leverage for our buyers — from builder incentives and price negotiations to contract terms that protect your interests.

Do I get one agent or two?

Two. When you work with Velvet Realty Group, you get access to both Jonathan and Naomi regardless of who you contact first. Jonathan handles listings and mortgage lending. Naomi is a dedicated buyer's agent. Together, they provide full-service coverage for every transaction.

What areas do you serve?

Our primary markets are New Braunfels, Universal City, Schertz, and Cibolo. We also serve San Antonio, Helotes, Alamo Heights, and surrounding Texas Hill Country communities throughout the greater San Antonio metro.

Can first-time home buyers work with you?

Absolutely. Education and guidance for first-time buyers is one of our core specialties. We walk you through every step from pre-approval to closing, explain every decision in plain language, and never make you feel like your questions are an inconvenience.

How much do I need for a down payment?

It depends on the loan program. VA loans offer 0% down for eligible military buyers, USDA loans offer 0% down in eligible areas, conventional loans can be as low as 3% down, and FHA loans require 3.5% down. Texas also has down payment assistance programs through TSAHC and TDHCA. Jonathan, as a dual-licensed MLO, can help you determine which option fits your situation.

How much are closing costs?

Closing costs typically run 2% to 5% of the purchase price. This includes lender fees, title insurance, escrow deposits, and prepaid items like homeowners insurance and property taxes. We review your estimate line by line so you know exactly what you are paying.

Finance & Mortgage

Mortgage Tips: Interest Rates & Down Payments in San Antonio (2026)

May 23, 2026 • Posted by Jonathan & Naomi Morris | Velvet Realty Group

Last updated: June 4, 2026

Young couple discussing mortgage options and financial steps with their local real estate agent and MLO

If you are thinking about buying a home in the San Antonio area right now, the first question on your mind is probably: "What are mortgage rates doing, and how much cash do I actually need to close?"

It is a completely valid question. As a dual-licensed real estate agent and Mortgage Loan Officer (Texas License #794969, NMLS #2792614), I look at these numbers from both sides of the coin. That means when we work together, your financing and your home search move in perfect harmony from day one. No guessing games, no handoffs, just honest, down-to-earth advice.

Let’s talk about where things stand in mid-2026 and how you can map out a smart path to homeownership.

Where Interest Rates Stand Today

Currently, mortgage rates are hovering in the 6.0% to 6.5% range. While this is higher than the historical lows of a few years back, this is the "new normal" for a stable, balanced market. The good news is that we are no longer seeing the frantic bidding wars that forced buyers to waive inspections or compromise on what they actually wanted. Buyers have more leverage to negotiate than they have had in years.

Leverage Down Payment Assistance

One of the biggest misconceptions I hear from first-time buyers is that you need a massive 20% down payment. That couldn't be further from the truth. In San Antonio and surrounding areas like New Braunfels, Helotes, or Cibolo, there are incredible programs designed to help:

TSAHC Programs: The Texas State Affordable Housing Corporation offers down payment assistance grants or forgivable second liens from 3% to 5% of your loan amount. This includes the popular "Homes for Texas Heroes" program for teachers, police officers, firefighters, and veterans.
City of San Antonio HIP Programs: The city offers the Housing Assistance Program (HIP 80 and HIP 120), providing up to $30,000 in 0% interest, forgivable second liens for qualifying home buyers.
VA Loans: If you are a military member PCSing to Joint Base San Antonio (JBSA), you can secure a 0% down payment VA loan with excellent terms and no monthly mortgage insurance (PMI).

Where Do We Start?

Getting pre-approved isn't about being judged on your credit score; it's about building a realistic path. When we sit down to discuss your options—whether we’re catching up over a cup of wood-fired coffee at Summer Moon Coffee at 3233 N St Mary's St, San Antonio (known for its custom-roasting over Texas oak and sweet "Moon Milk" creamer) or grabbing a booth up north at Gruene Coffee Haus at 1720 Hunter Rd, New Braunfels (famous for its historic cozy setting and custom-roasted Texas pecan coffee)—we will lay out a clear, step-by-step game plan.

No flashy performances, no high-pressure scripts. Just real numbers from family focused realtors who actually care about where you end up. Let’s get to work!

Talk Soon.

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