A jumbo loan is simply a mortgage above the conforming limit — $832,750 in Bexar County for 2026. It's what opens San Antonio's best addresses, from Alamo Heights to the Dominion to Hill Country estates. And with the right lender it doesn't have to mean 20% down or a grueling process. Beto brings portfolio lenders, competitive rates, and low-down, no-PMI structures — so the financing fits the home.
A lot of well-qualified buyers assume jumbo is a different world of 20%-down requirements and red tape. In today's market, with the right lender, most of that isn't true.
So buyers either over-stretch to stay under the conforming limit, or assume a home they can comfortably afford is out of reach because of how the loan is structured.
That threshold covers plenty of upper-tier, normal homes, not just estates. Down payments can run 10–15% with strong credit, jumbo rates are often close to conforming, and many programs skip PMI entirely. The difference is having a broker who knows the portfolio lenders.
There's no luxury label — it's purely the loan amount. The FHFA sets a conforming limit each year, and a single dollar above it makes the loan a jumbo.
In San Antonio, that puts these areas squarely in jumbo range at the upper price points:
Jumbo isn't one product — it's dozens, each with its own appetite. The value Beto brings is knowing which lender says yes to your exact situation, on the best terms.
The old "jumbo costs way more" rule is mostly gone. Today jumbo rates are often within a hair of conforming — and because there's no PMI, your real monthly cost can come out lower than a low-down conventional loan.
No PMI, competitive rateLow-down jumbo (10–15%) lets high earners buy the home without tying up cash that's better deployed elsewhere — investments, a business, or simply liquidity. The small rate premium is often worth it.
10–15% down optionsSelf-employed, equity comp, K-1s, big bonuses, asset-rich-but-low-AGI? Portfolio jumbo programs — bank statement, asset-based, interest-only — are made for income that doesn't fit a W-2 box.
Flexible documentationBecause jumbo loans aren't backed by Fannie or Freddie, lenders carry the risk themselves — so the standards are a notch higher. Here's the typical shape; exact terms vary by lender and loan size.
Don't see yourself in every box? That's exactly where a broker earns it. Beto knows which lenders flex on reserves, accept alternative income docs, or price 10%-down without punishing you — and matches your file to the one that fits.
The strength of working with a broker is access to portfolio products a single bank can't offer. A few of the doors Beto can open:
The classic: W-2 or tax-return income, strong credit, 10–20% down. Best rates, cleanest path for traditionally-documented buyers.
For the self-employed and business owners. Qualify on 12–24 months of deposits instead of tax returns — ideal when write-offs shrink your AGI.
Asset-rich but low reportable income? Some jumbo programs let you qualify off your portfolio (asset depletion) rather than monthly income.
Lower the payment in the early years by paying interest only for a set period — useful for cash-flow planning or buyers expecting income to rise.
Put less down and still skip mortgage insurance — the lender prices the risk into a slightly higher rate instead, preserving your liquidity.
Pair a conforming first mortgage with a second lien and 10% down to stay out of jumbo pricing on part of the balance. Beto runs the math both ways.
Same home-buying process — the differences are in the guidelines behind the loan. General guidelines below; your terms depend on the lender and loan size.
Right at the line? Sometimes a slightly larger down payment to land just under $832,750 — or a piggyback structure — beats going jumbo. Beto runs both and shows you the cheaper path.
If any of these is you, jumbo is likely part of the conversation — and worth structuring well rather than settling for the first quote.
Shopping in the Dominion, Alamo Heights, Stone Oak's high end, or Hill Country estates? Above $832,750, jumbo is the financing that gets you there.
You could put 20% down — but you'd rather keep capital invested. Low-down, no-PMI jumbo lets you buy the home and keep your money working.
Strong income, complicated tax returns. Bank statement and asset-based jumbo programs qualify you on what you actually earn, not just your AGI.
Already in a jumbo and rates have moved, or you want to restructure to interest-only or pull equity? There's almost always a smarter version worth a look.
Alberto Moravia — known as Beto the Broker — is a licensed mortgage broker, TREC Certified Instructor, and proud San Antonio, TX resident who treats a high-value purchase with the discretion and precision it deserves.
As an independent broker at Edge Home Finance LLC, Alberto shops across 100+ wholesale and portfolio lenders — the kind with real jumbo, bank-statement, and asset-based programs — to structure financing around your situation, not a one-size box. Straight answers, sharp execution, and he speaks English, Spanish, and Portuguese.
A free, confidential 10-minute call with Beto. Bring the property or the price range and your situation — he'll structure the jumbo that fits, compare it against conforming and piggyback options, and find you the sharpest terms.