San Antonio Mortgage Lender for Buyers Who Want a Real Plan

TLP Mortgage, formerly known as Texas Lending Partners, is a San Antonio-based mortgage team helping buyers make confident home financing decisions across every stage of life. Whether you are buying your first home, relocating to Texas, using your VA benefit, building a custom home, or trying to understand how much house fits your real monthly budget, our team is here to help you compare options before you make a move.

We serve buyers throughout Texas, but we office in San Antonio, helping many in Shavano Park, Boerne, Helotes, New Braunfels, Schertz, Cibolo, Converse, Stone Oak, Alamo Ranch, and surrounding Texas communities.

Local Knowledge, Not Just a Local Address

• We know how Bexar County appraisals tend to run and how to plan around them.

• We know which builders need construction-to-perm financing structured a certain way, and we've built a process around it.

• We know what JBSA PCS timelines mean for a closing date, because we work with military families through them every season.

• We know what San Antonio Realtors need from a lender to keep a contract together, because many of them are repeat partners, not cold leads.

A Strategy Team for Every Kind of San Antonio Buyer

First-Time Buyers

From down payment assistance programs to picking the right loan type for your budget, our loan officers, including Rick Chism, Sheri Walls, Mike Puente, and Paul Fugett, walk first-time buyers through every step in plain language, not industry jargon.

Military & Veteran Families

Tiffanie Prado-Ramirez, our Branch Production Manager and VA Specialist, has built her career around serving the JBSA community—Lackland, Fort Sam Houston, Randolph and Camp Bullis, with VA loan expertise and a real understanding of PCS logistics. This isn't a program we offer; it's a community we're part of.

Realtor Partners

Branch managers Sheri Walls and Rick Chism lead a team built on responsiveness and follow-through because a Realtor's reputation rides on every closing. We communicate early, often, and proactively, so your contracts stay on track.

Builders & Custom-Home Buyers

Construction financing isn't a generalist's specialty; it's ours. Our construction loan process is built specifically for custom and luxury builds, with a guided concierge experience from groundbreaking to move-in.

Move-Up & Existing Homeowners

Whether it's a cash-out refinance, a bridge loan to buy before you sell, or a second look at a loan another lender turned down, our team finds the strategy that fits your next move, not just a one-size-fits-all product.

Mortgage With Heart, Strategy Built for Real Life

That's the difference between a lender and a local mortgage strategy team. Ready to talk through your options with someone who actually knows this market? Reach out to TLP Mortgage today.

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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