About TLP Mortgage | Your San Antonio Mortgage Team

Mortgage With a Heart.

At TLP Mortgage, we believe a mortgage is more than a loan. It's an opportunity to help individuals and families build their futures, achieve homeownership, and make confident financial decisions.

Based in San Antonio, Texas, TLP Mortgage is a locally focused mortgage lending team operating as a DBA of Pilgrim Mortgage®. Formerly known as Texas Lending Partners, our team is committed to providing personalized mortgage solutions, education, and exceptional service to homebuyers, homeowners, and real estate professionals.

Our approach is simple: Education. Advocacy. Expertise.

We believe every client deserves more than a transaction. They deserve a mortgage partner who listens, communicates, and genuinely cares.

Who Is TLP Mortgage?

TLP Mortgage is a San Antonio-based mortgage team serving homebuyers and homeowners throughout South Texas and surrounding communities.

Our experienced mortgage professionals help clients navigate the home financing process, whether they're purchasing their first home, relocating for military service, building a custom home, investing in real estate, or exploring refinancing options.

Our team combines local market knowledge, personalized service, and access to a wide range of mortgage programs to help borrowers explore solutions that fit their individual circumstances.

What Mortgage Programs Does TLP Mortgage Offer?

TLP Mortgage offers a variety of traditional and specialized home financing solutions, including:

Home Purchase & Refinance Loans

  • Conventional Mortgage Loans

  • FHA Home Loans

  • VA Home Loans

  • USDA Rural Development Loans

  • Jumbo Mortgage Loans

  • Mortgage Refinancing

Specialized Financing Solutions

  • First-Time Homebuyer Programs

  • Down Payment Assistance Programs

  • Construction-to-Permanent Loans

  • Build on Your Lot Financing

  • Bridge and Buy-Before-You-Sell Financing

  • Bank Statement Loans for Self-Employed Borrowers

  • Non-QM Mortgage Programs

  • Investment Property Financing

  • Medical Professional Homebuyer Programs

  • Teacher Homebuyer Programs

  • Home Equity and Cash-Out Refinance Options

Loan availability, eligibility, down payment requirements, and terms vary by program and borrower qualifications.

What Makes TLP Mortgage Different?

Mortgage With a Heart

We believe that home financing should feel personal, not transactional. Our team prioritizes relationships, taking the time to understand each client's goals and helping them feel informed and supported throughout the process.

Education Before Decisions

An informed borrower is an empowered borrower. We explain mortgage options, financing costs, and important loan details in straightforward language so clients can make decisions with confidence.

Proactive Communication

Communication matters. Our team works to provide timely milestone updates, clear expectations, and ongoing coordination with borrowers, Realtors, title companies, and other transaction partners.

Creative Financing Solutions

Every financial situation is different. Whether a borrower is self-employed, purchasing a new construction home, relocating, or buying before selling, our team helps explore available financing options and strategies.

Local Expertise

Our mortgage professionals understand the San Antonio housing market and the surrounding Texas Hill Country communities. We work with local Realtors, builders, and industry professionals to help clients navigate the homebuying process.

How Does TLP Mortgage Support Realtors?

TLP Mortgage believes strong partnerships between lenders and real estate professionals help create better experiences for homebuyers.

We support our realtor partners through mortgage education, financing consultations, open house marketing assistance, buyer resources, training opportunities, and proactive communication throughout the transaction.

Our goal is to be a trusted resource for real estate professionals long before a buyer goes under contract and well beyond closing day.

Where Does TLP Mortgage Serve?

TLP Mortgage is based in San Antonio, Texas, and serves borrowers throughout the greater San Antonio area and surrounding communities, including

  • San Antonio

  • Boerne

  • Bulverde

  • Spring Branch

  • New Braunfels

  • Schertz

  • Cibolo

  • Seguin

  • The Texas Hill Country

  • Surrounding South Texas communities

Our team also has experience assisting military families relocating to and from Joint Base San Antonio, including Randolph Air Force Base, Lackland Air Force Base, and Fort Sam Houston.

Frequently Asked Questions About TLP Mortgage

Is TLP Mortgage the same company as Texas Lending Partners?

TLP Mortgage is the current brand name formerly known as Texas Lending Partners. The company operates as a DBA of Pilgrim Mortgage®.

Where is TLP Mortgage located?

TLP Mortgage is based in San Antonio, Texas, and serves homebuyers and homeowners throughout the surrounding communities.

Does TLP Mortgage offer VA loans?

Yes. TLP Mortgage offers VA home loan financing for eligible Veterans, active-duty military personnel, and qualifying military families. VA loans may offer benefits such as no required down payment for eligible borrowers.

Does TLP Mortgage help first-time homebuyers?

Yes. Our team helps first-time buyers understand mortgage financing, down payment options, potential assistance programs, and the steps involved in purchasing a home.

Does TLP Mortgage work with self-employed borrowers?

Yes. In addition to traditional mortgage programs, our team can help eligible self-employed borrowers explore bank statement and alternative documentation loan options.

Can TLP Mortgage help finance a custom home?

Yes. We offer construction financing solutions, including One-Time Close and Two-Time Close construction programs, subject to program requirements.

Does TLP Mortgage work with real estate agents?

Yes. We collaborate with realtors throughout San Antonio and surrounding areas, providing education, financing guidance, open house resources, and transaction communication.

Does TLP Mortgage offer down payment assistance?

Yes. Our team can help eligible borrowers explore available down payment assistance programs. Qualifications, funding availability, and program guidelines vary.

Connect With TLP Mortgage

Whether you're buying your first home, building your dream home, relocating to San Antonio, or looking for a trusted mortgage partner, we're here to help you explore your options.

TLP Mortgage: Mortgage With a Heart.

Website: www.tlpmortgage.com

Office: 1270 N Loop 1604 E, Suite 1101, San Antonio, TX 78232

Company Information: TLP Mortgage Branch NMLS - 2786297 DBA of Pilgrim Corporate NMLS - 225091

Connect With Our Mortgage Team

Mortgage programs are subject to borrower qualification, credit approval, underwriting guidelines, and program availability. TLP Mortgage is an Equal Housing Lender.

Your Questions, Answered

  • Yes. TLP Mortgage is based in San Antonio, at 4372 N Loop 1604 W, Suite 203, Shavano Park, Texas 78249.

  • TLP works with Conventional, FHA, VA, USDA, and down payment assistance (DPA) programs, along with construction, investment, refinance, cash-out, and self-employed loan options. The right program depends on your situation — military service, credit profile, down payment savings, and whether you're building, buying, or refinancing.

  • TLP Mortgage works with first-time buyers, walking them through down payment assistance programs and loan options in plain language.

  • You can reach us anytime via our contact page or call 210.460.3778

  • Look past the rate quote. The right lender knows the local market, how San Antonio appraisals tend to run, which programs apply to Texas buyers, and how to keep your timeline aligned with your Realtor. Ask how responsive they are, whether they specialize in your situation (first-time buyer, VA, construction), and whether they'll actually be reachable once you're under contract. A local team that knows the area beats a call center every time.

  • Yes, it's the right first step. Pre-approval tells you what you can actually afford, which makes house-hunting more focused and your offer more competitive when you find the one. Most Realtors will want to see a pre-approval letter before they start showing homes, so getting this done first saves everyone time.

  • Less than most people think. Many buyers assume they need 20%, but FHA loans can go as low as 3.5% down, VA loans can require $0 down for eligible veterans and military families, and down payment assistance programs can help cover even more. The right number depends on your loan type and goals, it's worth a real conversation before assuming you're not ready.

  • It varies by loan type. FHA loans are often available with scores in the 580+ range, while VA and conventional loans have their own thresholds. A lower score doesn't automatically mean no — it usually means a different loan program or a short plan to get there.

  • Often, yes. A denial from one lender doesn't mean a denial everywhere—different lenders have different programs, guidelines, and risk tolerances. TLP offers a "Second Look" review specifically for buyers who were turned down elsewhere, to see if there's a path that works.

  • Approval is the bank telling you the maximum you qualify for. Comfortable is what actually fits your life, your other expenses, savings goals, and peace of mind.

    TLP's approach is to build a strategy around what you're comfortable paying, not just the largest number you can technically qualify for.

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