Getting pre-approved for a mortgage in San Antonio (2026)

By Chris Dudley, San Antonio REALTOR® and founder of Legacy Realty Group, brokered by Real Broker, LLC (TREC #731381). Updated October 2026.

Short answer: Before you tour homes seriously in San Antonio, Stone Oak, Alamo Ranch, Cibolo, Schertz or anywhere in the area, get a written pre-approval from a lender. A pre-approval means the lender has checked your credit and verified your income, assets and debts, so sellers can see you are likely to qualify. Most letters are good for about 60 to 90 days, and in Texas the letter goes with your offer alongside the Third Party Financing Addendum.

Pre-qualification vs. pre-approval

  • Pre-qualification is a quick estimate based on what you tell the lender. It is usually not verified and often uses a soft credit check.
  • Pre-approval is a closer review: the lender verifies your documents and usually pulls your credit (a hard inquiry). The letter typically shows a maximum loan amount, and lenders often share an expected rate and payment.

Neither one is a final loan approval. Final approval comes after you are under contract and the lender has underwritten both you and the home. (Source: Experian.)

Documents lenders usually ask for

  • Government-issued photo ID and Social Security number
  • Proof of income (recent pay stubs, W-2s or tax returns; self-employed buyers usually need more)
  • Bank and investment statements showing your down payment and closing funds
  • A list of debts and monthly obligations
  • A gift letter if family is helping with the down payment
  • For VA loans: your Certificate of Eligibility (your lender can usually request it)

Credit scores by loan type

As published by Bankrate (July 2026): many lenders accept conventional loans from about 620; FHA allows 580 with 3.5% down or 500 with 10% down; VA and USDA set no program minimum, though lenders generally look for about 620 (VA) and 640 (USDA). Each lender sets its own overlays, so ask. (Source: Bankrate via KTTC.)

Shop more than one lender without extra credit damage

The Consumer Financial Protection Bureau says multiple mortgage credit checks count as a single inquiry as long as they fall within 45 days of the first one, so you can compare pre-approvals and Loan Estimates from several lenders. (Source: CFPB.)

How pre-approval fits a Texas contract

Most financed offers in Texas use TREC's Third Party Financing Addendum. It lets the buyer choose whether the contract is subject to Buyer Approval for a set number of days. If the buyer can't get approved in that time, the buyer can end the contract with written notice and the lender's written reasons, and the earnest money is refunded. A separate Property Approval section covers the appraisal, insurability and lender-required repairs. (Source: TREC Third Party Financing Addendum, form 40-11.)

A strong, recent pre-approval often lets a buyer write a shorter Buyer Approval period, which makes an offer more attractive to San Antonio sellers. Talk with your lender and agent before shortening it.

Keep your pre-approval intact until closing

  • Don't open new credit cards or finance a car or furniture.
  • Don't change jobs without telling your lender first.
  • Don't move large sums of money you can't document.
  • Watch the letter's expiration date and ask for an update before you write an offer.

How Chris helps

Chris Dudley is a San Antonio REALTOR. Closed sales: 76 in 2024 (12.2M) and 26 in 2026 through August 28 ($9.0M), for 141 closed sales and $46.3M since January 2024 (Real Broker transaction records). He helps buyers line up a pre-approval before touring, compare it with down payment assistance and VA or FHA options, and write offers with financing terms San Antonio sellers trust. He serves Alamo Ranch and Northwest San Antonio, Stone Oak, Alamo Heights and Terrell Hills, the Medical Center and UTSA area, Cibolo, Schertz, Converse, Live Oak, Windcrest, Universal City, Boerne, New Braunfels and Canyon Lake.

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FAQ

How long does a mortgage pre-approval take?

Once you send complete documents, many lenders can issue a letter within a few business days; missing paperwork is the usual cause of delay.

How long is a pre-approval letter good for?

Usually 60 to 90 days, though some lenders use 30. Ask your lender to refresh it before you make an offer.

Does getting pre-approved hurt my credit?

A pre-approval usually involves a hard inquiry, but CFPB says multiple mortgage credit checks within 45 days count as one, so comparing lenders has the same effect as applying with one.

Do I need a pre-approval to tour homes in San Antonio?

Not to look, but sellers and listing agents usually expect a pre-approval letter (or proof of funds for cash) with any offer, so it is best to have one first.

Next step: Call or text Chris Dudley at (210) 838-6099 to get matched with a plan before you start touring. Office: 8626 Tesoro Dr, Suite 208, San Antonio, TX 78217. Mon-Sat 9 AM-6 PM.