A strong income gives you options. Understanding your Loan Estimate helps you choose between them.
A mortgage offer can look attractive because it shows a lower payment or less cash due at closing. Before you celebrate, ask what produced that number: better loan pricing, more upfront points, a lender credit—or simply a smaller estimate for property taxes and insurance?
For San Antonio households earning $100,000 or more, the goal is to protect both your monthly budget and your financial flexibility. Your mortgage should leave room for retirement savings, family expenses, business opportunities and the unexpected.
Review page 1 for the loan terms and payment, page 2 for fees and cash to close, and page 3 for borrowing-cost comparisons. When comparing lenders, match the loan amount, product, term, quote timing and lock period. Then compare origination charges, required services, points and lender credits while using consistent tax and insurance assumptions. [1][2]
A Loan Estimate is a standardized, three-page mortgage disclosure. For most closed-end home purchase mortgages, the lender must provide it within three business days after receiving your application. Receiving one does not mean your loan is approved or that you have committed to that lender. [3]
For this purpose, an application consists of six pieces of information: your name, income, Social Security number to obtain a credit report, property address, estimated property value and requested loan amount. A preliminary payment worksheet is useful for planning, but it does not replace the official disclosure. [4]
The latest available Freddie Mac Primary Mortgage Market Survey, released October 29, 2026, reported national averages of:
| Mortgage type | National weekly average interest rate |
|---|---|
| 30-year fixed | 7.24% |
| 15-year fixed | 6.60% |
These are weekly market benchmarks, not Haven Mortgage offers, annual percentage rates or guaranteed rates for San Antonio buyers. Actual pricing depends on credit, loan program, loan size, equity, occupancy, points and lock terms. The survey describes national application activity rather than a live quote for October 30. [5]
The Good Debt reference includes an educational mortgage sample. Its sample rate and costs should not be treated as today's pricing or transferred to a San Antonio transaction. Its useful lesson is to distinguish the mortgage's price from assumptions about other expenses. [6]
Check the property address, loan amount, term, product and loan type. Make sure the disclosure reflects the mortgage you requested.
Then examine the interest rate, principal-and-interest payment, possible payment changes, prepayment penalty and balloon-payment fields. Check the rate-lock box: receiving a Loan Estimate does not automatically lock your rate. Ask when the lock expires and what an extension would cost. [1]
Your payment to the servicer may include principal, interest, mortgage insurance and escrow. Separately paid costs still belong in your budget. Review whether taxes, insurance and assessments are escrowed, and add any separately billed homeowners association dues. Also budget for maintenance, utilities and repairs. A fixed mortgage rate does not freeze your taxes or insurance. [1][7]
A household earning $150,000 annually has $12,500 in gross monthly income. That is not its take-home pay or its comfortable housing budget.
Before choosing a payment, decide what you want to retain for savings, childcare, travel and other priorities. If your earnings include commissions, bonuses or self-employment income, ask your advisor to explain the income the lender can document and use for qualification. Your strongest earning month should not become your default spending plan.
Use the lettered sections to understand who charges each expense and why it appears.
| Section | What it covers | What to ask |
|---|---|---|
| A: Origination Charges | Points and fees for originating the loan | What is the total, regardless of how many fee names appear? |
| B: Services You Cannot Shop For | Required services with providers selected by the lender | Which are third-party charges, and which depend on the loan program? |
| C: Services You Can Shop For | Eligible settlement services | May I choose another provider, and what are the requirements? |
| D: Total Loan Costs | Total of A, B and C | How do these costs compare for equivalent loans? |
| E: Taxes and Other Government Fees | Recording and applicable government charges | Are the same transaction assumptions being used? |
| F: Prepaids | Items such as prepaid interest and insurance | What dates and insurance premium are assumed? |
| G: Initial Escrow Payment at Closing | Funds initially deposited for future bills | What bills and deposit schedule support this amount? |
| H: Other | Additional transaction costs, where applicable | Is each charge required, optional or contract-related? |
| J: Total Closing Costs | Overall closing costs, including lender credits | What is the credit buying me, and what rate accompanies it? |
Section B deserves care: it includes third-party services and may include government-program charges. It is not all lender profit. Likewise, prepaids and escrow deposits serve a different purpose from origination fees. [1]
Start with Section A plus Section B, minus lender credits in Section J, after matching the loan terms. Then review the remaining costs and your full cash requirement. This is a useful comparison starting point, not a complete measure of lifetime cost. [2]
Ask each lender for two equivalent options: pricing without discount points and pricing with points, if available. A quote with points should not be presented as directly equivalent to a quote without them.
The following invented figures illustrate a comparison method. They are not market fee averages or lender offers. Assume identical loan terms, rate and lock period.
| Comparison item | Offer A | Offer B |
|---|---|---|
| Section A | $2,500 | $4,000 |
| Section B | $1,000 | $1,000 |
| Lender credits | $500 | $0 |
| A + B − lender credits | $3,000 | $5,000 |
| Estimated prepaids and initial escrow | $6,000 | $3,000 |
| Subtotal of these selected items only | $9,000 | $8,000 |
Offer B appears $1,000 cheaper in this limited subtotal. Yet its comparable A-and-B costs after credits are $2,000 higher. Its smaller prepaid-and-escrow estimate creates the apparent advantage.
The next step is to reconcile the assumptions—not accuse the lender of wrongdoing. Legitimate estimates can differ. Ask both providers to use the same insurance quote, tax assumptions and expected closing date, with differences explained. Neither subtotal above is total closing costs or cash to close.
A Stone Oak home, a downtown condominium and a new construction home elsewhere in Bexar County can have very different ownership expenses. Use the actual address rather than a generic San Antonio estimate.
Ask these questions:
Bexar Central Appraisal District explains that a residence homestead exemption reduces taxable value and requires eligibility. Verify your own application and qualification rather than assuming the seller's tax treatment transfers automatically. [8]
Discount points are upfront charges exchanged for a lower rate. One point equals 1% of the loan amount. A lender credit can work in the other direction: reduced upfront expense may accompany a higher rate. [7]
Ask for the additional upfront cost divided by the monthly savings to estimate a simple break-even period. Then consider whether you expect to keep that mortgage long enough to benefit. That shortcut does not account for every factor, including investment returns, taxes or differences in remaining principal.
A planned refinance is uncertain. Choose a mortgage you can afford if refinancing never becomes attractive.
The annual percentage rate, or APR, combines the interest rate with certain loan charges. It helps compare similar loans, but it is not your note rate and does not include every homeownership expense. Avoid choosing solely by APR. [9]
The “In 5 Years” comparison shows the total paid in principal, interest, mortgage insurance and loan costs, alongside principal paid off. Subtract principal paid off from the first figure to compare the five-year borrowing cost shown by the form. Compare similar products and consider your own expected holding period. [2]
Total Interest Percentage describes interest over the scheduled loan term as a percentage of the loan amount. It is not an annual rate. [10]
At Haven Mortgage, we welcome an informed comparison. Our independent broker structure gives us access to multiple wholesale lenders, allowing us to evaluate available options around your qualifications and priorities.
That approach supports practical choices: whether to preserve cash, pay points, evaluate mortgage insurance, or select a different eligible program. Our comprehensive pre-approval process focuses on the documentation behind your application so you can shop with greater clarity.
Local guidance, technology and direct involvement help connect the numbers to your purchase timeline. We can discuss closing requirements and weekend questions with your agent as you prepare an offer. Availability, approval and timing depend on your transaction; independence does not guarantee the lowest rate on every loan.
Our competitive advantage should be visible in the comparison: clear explanations, access to options and a strategy you understand.
No. It is the document containing that estimate. Cash to close accounts for your down payment, closing costs, deposit, credits and applicable adjustments. A smaller cash requirement does not automatically mean cheaper financing. [1]
No. It describes expected terms. Underwriting, documentation, property review and applicable conditions still determine approval. [3]
You can ask lenders to improve their pricing and explain charges. Competing estimates help that discussion. Taxes and third-party costs are not all controlled by the lender. [2]
For most covered purchase mortgages, you must receive the Closing Disclosure at least three business days before closing. Compare it with your latest Loan Estimate and ask about changes before signing. [11]
Have a Loan Estimate? Ask Greg to walk through the rate, fees, credits and assumptions with you.
We will help you understand the tradeoffs and evaluate available Haven options against your goals. Use a secure document-sharing method for financial records.
Greg Freeman | Broker/Owner and Mortgage Advisor
Haven Mortgage LLC
Call or text 361-548-0530
Email gregf@havenmortgagellc.com
Visit Haven Mortgage
Haven Mortgage LLC | Company NMLS #2479581. Greg Freeman | Individual NMLS #1494453. Equal Housing Opportunity. NMLS Consumer Access. 711 Navarro St., Suite 300-102, San Antonio, TX 78205.
This material is educational and is not a Loan Estimate, commitment to lend, tax advice or offer of specific credit terms. National survey rates are third-party market information, not Haven Mortgage pricing or APRs. Illustrative fees are hypothetical and do not represent today's actual closing costs. Obtain a personalized Loan Estimate for current rates, APR, charges and terms. Rates, fees, programs and availability are subject to change. Approval is subject to underwriting, credit, income, asset, property and program requirements. Savings, closing dates and future refinancing are not guaranteed. Haven Mortgage is not affiliated with or endorsed by the CFPB, Freddie Mac or other referenced organizations.
CONSUMERS WISHING TO FILE A COMPLAINT AGAINST A COMPANY OR A RESIDENTIAL MORTGAGE LOAN ORIGINATOR SHOULD COMPLETE AND SEND A COMPLAINT FORM TO THE TEXAS DEPARTMENT OF SAVINGS AND MORTGAGE LENDING, 2601 NORTH LAMAR, SUITE 201, AUSTIN, TEXAS 78705. COMPLAINT FORMS AND INSTRUCTIONS MAY BE OBTAINED FROM THE DEPARTMENT'S WEBSITE AT WWW.SML.TEXAS.GOV. A TOLL-FREE CONSUMER HOTLINE IS AVAILABLE AT 1-877-276-5550.
THE DEPARTMENT MAINTAINS A RECOVERY FUND TO MAKE PAYMENTS OF CERTAIN ACTUAL OUT OF POCKET DAMAGES SUSTAINED BY BORROWERS CAUSED BY ACTS OF LICENSED RESIDENTIAL MORTGAGE LOAN ORIGINATORS. A WRITTEN APPLICATION FOR REIMBURSEMENT FROM THE RECOVERY FUND MUST BE FILED WITH AND INVESTIGATED BY THE DEPARTMENT PRIOR TO THE PAYMENT OF A CLAIM. FOR MORE INFORMATION ABOUT THE RECOVERY FUND, PLEASE CONSULT THE DEPARTMENT'S WEBSITE AT WWW.SML.TEXAS.GOV.
