I've closed hundreds of loans in San Antonio. First-time buyers make the same mistakes over and over — not because they're careless, but because nobody told them what to watch for.

Here are the seven most common ones, and how to avoid each.

1. Starting to Shop Before Getting Pre-Approved

This is the most common mistake. Buyers spend weeks touring homes on Zillow or in person, fall in love with a property, and then discover they either don't qualify for that price range or aren't qualified at all.

What to do instead: Get pre-approved first. A real pre-approval (with income verification, credit pull, and a letter from a lender) takes 1–3 business days and tells you exactly what you can afford before you waste time.

In San Antonio's market, many sellers won't even look at an offer without a pre-approval letter. Show up prepared.

2. Confusing Pre-Qualification with Pre-Approval

Pre-qualification is a quick estimate based on what you tell the lender — no documents verified, no credit pulled. It takes 5 minutes and means almost nothing to a serious seller.

Pre-approval is the real deal: your income is verified, your credit is pulled, and a lender has committed to a specific loan amount pending final underwriting. That's what wins offers.

If you're handed a "pre-qualification letter," ask for a full pre-approval before you start making offers.

3. Not Knowing About Texas Down Payment Assistance

Many first-time buyers in San Antonio assume they need 10–20% down. Most need far less — and many qualify for programs that cover their down payment entirely.

Texas has some of the strongest down payment assistance programs in the country:

My First Texas Home (TDHCA): Up to 5% of the loan amount toward down payment and closing costs
Homes for Texas Heroes (TSAHC): Up to 5% for teachers, nurses, first responders, and veterans
USDA loans: Zero down for eligible areas (many communities around San Antonio qualify)
VA loans: Zero down for eligible veterans

I have clients who close on homes with very little out of pocket because they stacked an FHA loan with Texas DPA. Ask about assistance before you assume you don't qualify.

4. Making Big Financial Moves After Pre-Approval

You got pre-approved. Now you're excited, you feel financially validated, and you decide to buy a new car or open a furniture store credit card for when you move in.

Don't.

Your pre-approval is based on a snapshot of your financial picture at the time of application. Any significant new debt — a car loan, a new credit card, a large purchase — can change your debt-to-income ratio and potentially disqualify you before you close.

Rule of thumb: Don't open new credit, take on new debt, make large cash withdrawals, or move money between accounts without talking to me first.

5. Skipping the Home Inspection

I understand the impulse. In competitive markets, buyers sometimes waive contingencies — including inspections — to make their offer more attractive. In rare situations with experienced buyers, this might make sense.

For a first-time buyer? Never.

A licensed home inspector costs $400–600 and evaluates everything from the roof to the foundation, HVAC system, plumbing, and electrical. They'll find problems you can't see. Issues found post-closing become your problems — potentially very expensive ones.

On new construction, still get an inspection. Builders make mistakes.

6. Underestimating Closing Costs

First-time buyers often budget for the down payment and forget about closing costs entirely. Then they're surprised at closing when they need to wire money they don't have.

Closing costs in Texas typically run 2–3% of the loan amount. On a $300,000 loan, that's $6,000–$9,000. These costs include:

Loan origination fees
Appraisal fee (~$500–600)
Title insurance and search
Prepaid homeowner's insurance (usually a full year upfront)
Prepaid property taxes (2–3 months)
Attorney/escrow fees

Plan for this amount separately from your down payment. And ask your agent to negotiate seller concessions — sellers can contribute toward closing costs, which reduces what you need at the table.

7. Not Understanding the San Antonio Property Tax Situation

Texas has no state income tax, which sounds great — but property taxes compensate for it. Bexar County property tax rates typically run 1.7–2.4% of the assessed value annually.

On a $300,000 home, that's $5,100–$7,200 per year, or $425–$600 per month added to your mortgage payment. Buyers who see a monthly P&I payment and forget to add taxes and insurance end up with payment shock at closing.

When I run payment estimates, I always include taxes and insurance so you see the real number.

The common thread across all seven: preparation. The more you know before you start, the smoother the process goes. That's exactly why I built the resources on this site — and why I'm happy to answer questions before you're ready to start the process.

Trey Garza is a Licensed Texas Loan Officer at Efinity Mortgage in San Antonio. NMLS# 2700813. Equal Housing Opportunity.