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San Antonio

3.75%  5/1 ARM — VA & FHA4.99%  30-Year Fixed — VA & FHA 63 homes
San Antonio — your Davidson team
Division President
Rob Wasyliw
no direct line on file
Email
TX Area Finance Manager
Hunter Freeman
no direct line on file
Email
Marketing Coordinator
Caroline Miller
484-238-3463
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VP Operational Strategy
Sarah Banks
770-712-6269
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Closing attorney · Safe Harbor Title
Safe Harbor Title
832-295-1116
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DH closing coordinator
Mauricio Juarez
no direct line on file
Email
Sales meetingCadence not confirmed
Rate specialsLive 9/2: 3.75% 5/1 ARM and 4.99% fixed — VA/FHA, with the $5K QMI credit
Assumptions
Market placeholder — pick a community for its actual rate
Veteran with a disability rating? Adjusting MI? — two fields to change
Set the VA funding fee to 0% for a veteran with a service-connected disability rating — about $8,600 off a $400,000 loan, $40–$46 off the payment. Conventional MI moves with credit score, LTV and AUS findings — the 0.35% default is a planning figure, not a quote. Buyer putting more down on FHA? Raise the FHA down field — 3.5% is the program minimum, and a bigger down payment lowers both the loan and the monthly MIP.
How cash to close is figured
Down payment, plus closing costs and prepaids built from this state’s actual fee stack — tap how on any program card for the line-by-line math — less whatever the seller pays. Seller credit is capped at the program limit (VA and FHA 6%, conventional 3% above 90% LTV) and at actual costs — extra credit can’t reduce the down payment, and the tool says so when it hits the cap. The Loan Estimate issues the real figure.
How these payments are built

Every payment includes principal, interest, property taxes and homeowners insurance, plus mortgage insurance where it applies. Until you pick a community the tax box shows a market placeholder (2.07%) — it is not any one community’s rate. Choose a community or a home and the box switches to that community’s actual rate (Drew, 9/7: the placeholder read as if it were the real number).

Homestead is now built in — rebuilt to TRUE gross stacks + explicit exemptions, 9/5/2026 (per Drew’s flag). The old figures mixed netted and gross conventions; every rate is now the county-verified 2025 gross stack, and the tool separately nets the $140,000 school exemption (SB 4 / Prop 13) plus the local percentage exemptions: Bexar County, Road & Flood and University Health each 20%, Alamo Colleges 1%, SARA 4%, City of San Antonio 20% in-city, and (unusually) San Antonio MUD 1 grants 20% at Bricewood. Elmendorf, Seguin, Castroville and Medina County grant essentially nothing, and Ladera’s Westside 211 SID charges the full city-equivalent rate with NO homestead exemption. The audit also added the ~0.10 Bexar ESD levy the unincorporated pockets were missing. Gross set: 1.78 Agave, 1.82 Fairway Crossing/Horizon Pointe, 1.83 Royal Crest, 2.00 Hickory Ridge, 2.04 Bricewood, 2.07 Hannah Heights, 2.25 Potranco Oaks (county PID at 0.45 — not Castroville city), 2.27 Comanche Ridge, 2.29 in-city Northside/NEISD communities, 2.44 Ladera, 2.45 Applewhite Meadows. In-city effective rates land near 1.6–1.7% after exemptions — at or below what the page showed before, now fully documented. File the homestead after closing; escrow may start at gross; investors quote gross.
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The rate specials live in San Antonio

The 3.75% 5/1 ARM — VA and FHA — and the 4.99% 30-year fixed — VA and FHA — are the division specials live in San Antonio & Hill Country, through 9/30. As of 9/10 Davidson is advertising the 4.99% fixed + $5,000 flex cash with a 180-day lock on to-be-builts (davidsonhomes.com “Build & Lock at 4.99”). Conventional buyers price through Build your own in the tool below. Confirm eligibility on a specific home with Drew before you quote it.

Rate special
3.75%
5/1 ARM — VA & FHA
Lowest paymentQMI & to-be-built
  • Fixed 5 years, then adjusts annually
  • VA: $0 down, no monthly MI
  • FHA: 3.5% down, UFMIP financed, annual MIP applies
  • Temporary buydowns not available on the ARM
Rate special
4.99%
30-Year Fixed — VA & FHA
+ $5K flex cashQMI & to-be-built
  • Fixed for the full 30-year term — no adjustment, ever
  • To-be-builts: lock it while you build — rate lock up to 180 days (Davidson, 9/10)
  • $5,000 flex cash — Davidson pays up to $5K toward closing costs & prepaids when financing through NorthStar (subject to program contribution limits; cannot exceed actual costs)
  • VA: $0 down, no monthly MI · FHA: 3.5% down, UFMIP financed, annual MIP applies
  • Confirm eligibility on a specific home with Drew before you quote it
Rates confirmed September 10, 2026. Forward commitments move. If this page is more than a few days old, confirm with your mortgage advisor before you quote it to a buyer.

Specials can be limited to specific homes — pick a home in the payment tool below to see exactly what applies to it, and confirm with your advisor before quoting. Where Davidson has published a per-home promotion list, the tool enforces it.

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Advisors & licensing — Texas

Every NorthStar advisor working San Antonio, with NMLS and licence status. Community assignments live in the payment tool — pick a community and the advisor comes with it.

Drew Lingo
Drew Lingo
Branch Manager · Davidson relationship owner
(706) 343-3430Drew.Lingo@northstarlending.com
NMLS #2075184
Apply with Drew →
Macie Baglin
Macie Baglin
Mortgage Loan Originator
(706) 349-1173macie.baglin@northstarlending.com
NMLS #2132433
Apply with Macie →
Kennedy Thornton
Kennedy Thornton
Operations Manager · files to closing, updates to your TCs
kennedy.thornton@northstarlending.com
AdvisorTexasAll active licences
Drew Lingo #2075184Licensed in TXAL, FL, GA, LA, MS, TN, TX-SML (7 active of 15)
Macie Baglin #2132433Licensed in TXAL, FL, GA, TX-SML (4 active of 6)
Lee Brown #1647826Not licensed in TXAL, FL, GA, NC, TN (5 active of 9)
Rachel Benton #1749533Not licensed in TXAL, FL, GA, SC-BFI, TN (5 active of 5)
Travis Fredrick #2767651Not licensed in TXAL, GA (2 active of 2)
Chris Stacy #1659829Not licensed in TXAL, FL, GA, OK, SC-BFI, TN, VA (7 active of 7)
Verified against NMLS Consumer Access on August 20, 2026 — active licences only. Canopy Mortgage LLC (NMLS #1359687) is licensed in all fifty states, so the company is never the constraint; the individual originator is. Michael Stallings does not originate loans and is not listed as an advisor — he is the final escalation contact.