How to get mortgage-ready in 90 days (a San Antonio first-time buyer's guide)

You don't need to have everything figured out before you start. You just need a plan and a team that will walk you through it honestly. That's what this guide is for.

Here's exactly how to go from "thinking about it" to "ready to make an offer" in 90 days.

Step 1: Pull your credit report,and actually read it

Before anything else, you need to know where your credit stands. Not a guess. Not what Credit Karma says. The real thing.

Head to annualcreditreport.com; that's the federally authorized site where you can pull your reports from all three bureaus (Equifax, Experian, and TransUnion) for free. Do all three, because lenders will look at all three, and they're not always identical.

What you're looking for:

• Errors or accounts you don't recognize. Mistakes happen more than people think, and a disputed error can be removed, sometimes quickly. If you find one, dispute it directly with the bureau online.

• Late payments. A single 30-day late payment can have a significant impact on your score. If you have them, know where they are and how old they are. Recent ones hurt more than older ones.

• Collections or charge-offs. These need to be addressed before or during the loan process, your loan officer will help you understand what's required.

• High credit card balances. Your credit utilization ratio (how much of your available credit you're using) makes up about 30% of your FICO score. If your cards are close to their limits, paying them down, even partially, can meaningfully move your score.

One thing worth saying clearly: your score doesn't need to be perfect to buy a home. FHA loans are accessible down to a 580 score (and sometimes lower). VA loans have no set minimum. Conventional loans start around 620. Where you are today may already qualify you for more than you think.

Step 2: Understand your debt-to-income ratio

Your debt-to-income ratio, or DTI, is one of the most important numbers in your mortgage application. It's simpler than it sounds.

DTI = your total monthly debt payments ÷ your gross monthly income

So if you bring home $5,000 a month before taxes, and your monthly debt payments (car note, student loans, credit card minimums) total $1,200, your DTI is 24%.

Most conventional loan programs want to see your total DTI, including the new mortgage payment, at or below 43–50%. FHA and VA loans can sometimes go a bit higher depending on other factors.

Why does this matter now? Because if your DTI is too high, the most effective lever is usually paying down debt, not boosting income. Identifying that 90 days out gives you time to act on it.

A quick calculation on a napkin can tell you a lot. Or better yet, call us; we'll run your numbers and tell you exactly where you stand.

Step 3: Build your savings plan

There are two numbers you need to save for: your down payment and your closing costs. A lot of first-time buyers plan for the first and get surprised by the second.

Down payment

Here's what the major loan programs generally require:

Loan type: Minimum down payment: VA loan 0% (for eligible veterans and military) USDA loan 0% (for eligible rural areas) FHA loan 3.5% (with a 580+ score) Conventional 3–5% (varies by program)

If you're a veteran or active-duty military, the VA loan's zero-down benefit is one of the most powerful tools available to you, and it's one that often goes unused simply because people don't know they qualify. If that might be you, please reach out. We specialize in exactly this.

Down Payment Assistance (DPA) programs are also available for eligible buyers in Texas and can cover some or all of your down payment. Check out our page about the different DPA programs.

Closing costs

Closing costs typically run 2–5% of the loan amount and cover things like appraisal fees, title insurance, loan origination, prepaid taxes and insurance, and more. On a $300,000 loan, that's roughly $6,000–$15,000.

The important thing: some of these can be negotiated. Sellers can sometimes cover a portion. Certain DPA programs help with closing costs too. Your loan officer will walk you through a full estimate, called a Loan Estimate, so there are no surprises.

Reserves

Some loan programs also want to see "reserves", typically 1–3 months of mortgage payments sitting in your bank account after closing. Start building this now so it doesn't become a last-minute scramble.

Step 4: Gather your documents

Once you're ready to apply for pre-approval, your loan officer is going to ask for documentation. Getting this together early saves you a lot of back-and-forth later.

Here's the standard list for most buyers:

• Last 2 years of W-2s

• Last 2 years of federal tax returns (especially if self-employed)

• Last 30 days of pay stubs

• Last 2–3 months of bank statements (all pages, all accounts)

• Photo ID

• Social Security number

If you're a veteran or active duty military, add:

• DD-214 (Certificate of Release or Discharge from Active Duty), or

• Statement of Service if currently active duty

• Certificate of Eligibility (COE), we can often pull this on your behalf

If you're self-employed, the documentation looks a little different. We have a whole process built around self-employed buyers, so don't let that stop you.

Step 5: Get pre-approved before you start house hunting

This is the part where a lot of first-time buyers get the order wrong.

Pre-approval is not just paperwork, it's your competitive advantage. In a market like San Antonio where good homes move fast, sellers want to know you're serious and financially verified. A pre-approval letter tells them exactly that.

Pre-approval is also how you find out your real budget, not an estimate, not a range, but a specific number backed by an actual review of your finances. That changes how you shop. It protects you from falling in love with a home you can't qualify for, and it gives you confidence when you find the right one.

Here's something a lot of buyers don't realize: pre-approval doesn't have to be a stressful process. At TLP Mortgage, we treat it like a strategy session. We review your numbers, tell you exactly where you stand, talk through your options, and make sure you're set up to win, not just approved on paper.

A note on timing

90 days is a reasonable runway for most buyers who are starting from a solid financial foundation. But everyone's situation is different. Some people are ready to move in 30 days. Others need six months to pay down debt or save more. There is no shame in either timeline.

What matters is that you start with honest information and that you're working with people who will tell you the truth, even when it's not what you hoped to hear. That's always been the way we operate at TLP Mortgage.

Ready to get started?

We're based right here in San Antonio and we serve buyers across Texas. Whether you're ready to apply or you just have questions, we'd love to talk.

Schedule a free, no-pressure strategy call with our team.

TLP Mortgage is a DBA of Pilgrim Mortgage® | NMLS #225091 | Branch NMLS #2786297 | Equal Housing Lender | Licensed in Texas. This content is for educational purposes and does not constitute financial advice. Loan qualification is subject to credit approval, income verification, and program guidelines.