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Justin Wager
Fastest HELOC in Texas
San Antonio's most awarded independent mortgage broker. 300+ lenders. 150+
loan products. The best rate for your situation — guaranteed.
NMLS #2415381 | Equal Housing Opportunity | Licensed Texas Mortgage Broker
3x Readers' Choice
Best of SA 2024–2026
159+ Five Stars
Perfect Google Rating
A+ Chamber Rated
Since 2023
24/7 Available
Call or Text Anytime
300+ Lenders
150+ Loan Products
14-Day Closings
Fastest in Texas
About Justin Wager The Mortgage Man
My name is Justin Wager. I am not a Mortgage Man. I am THE Mortgage Man, and San Antonio has voted me the best three years running to prove it. 🏆
I am a 3x Best Mortgage Broker in San Antonio, MySA Readers' Choice 2024, 2025, and 2026. A 3x WalletHub Award Winner for Best Mortgage Broker in San Antonio. A+ Rated by the San Antonio Chamber of Commerce for three consecutive years. Nextdoor Neighborhood Favorite 2024. 148 IQ Verified Top 0.1% Cognitive Processing and the proud owner of 159 Google Five-Star Reviews, the most of any independent mortgage broker in San Antonio. The national press confirmed it. The results prove it every single day.
The Man Behind The Mortgage
I have called San Antonio home since the year 2000. More of my life has been lived in this city than anywhere else on earth, and I am proud of every single year of it. I was born and raised in Michigan, a multi-sport athlete who competed hard and learned early that discipline, preparation, and relentless effort separate winners from everyone else. That mentality moved with me from Michigan to Texas and has never left. I am 6'3" and 250 lbs. I train daily, hit the weights hard, and stay jacked and muscular because looking good, feeling good, and performing at the highest level in every single area of life is non-negotiable for me. The same intensity I bring to the gym is the same intensity I bring to your loan file. Every time.
I am a proud Michigan Wolverine fan through and through. GO BLUE! 〽️ I bleed Detroit sports. Lions. Pistons. And having called San Antonio home for over 25 years, I proudly rep the Spurs as well. That competitor in me never turned off. It just found a new arena.
The Discount Tire Dynasty
Before I was The Mortgage Man, I built an empire inside one of the most competitive retail environments in America. I joined Discount Tire and climbed from the ground up, eventually becoming the General Manager of TXS-15 in Helotes, Texas, where I ran the most profitable and busiest locations in the entire company for 12 straight years.
This was not a small operation. We averaged well over one million dollars in sales every single month. Our best month ever, my team and I hit $1,550,000 in a single month. That record still stands in Texas today and ranks third in the entire history of Discount Tire, a billion-dollar company often compared to Apple or Google of the tire industry. We were in the top 1% in the company every month, every year, without exception. Winning was an expectation. A culture.
But numbers only tell part of the story. What I am most proud of is the team I built. I grew, trained, and cultivated a crew of over 60 elite employees. Not order-takers. Not clock-watchers. Wolves. A team of killers who were obsessed with winning, obsessed with taking care of every single client at the highest level, and obsessed with being the best of the best year after year. I built the culture from scratch. I instilled the values, the standards, and the identity. We did not just run a tire store. We ran a championship program. We worked hard and played harder.
After 25 years and 6 months of service, from Michigan to San Antonio, I walked away at 40 years old on my own terms. Retired. Accomplished. And completely restless. Because wolves get bored. Champions do not sit still. The man who spent 25 years dominating every room he walked into was not built to fade quietly into retirement. The arena changes. The hunger does not.
The New Arena
In February 2023, I stepped into mortgage lending and immediately went to work. Within the first year, I had already been named Best Mortgage Broker in San Antonio. By the second year, I defended the title. By 2026, I had made it a Three-Peat that no independent broker in this city had ever achieved. The culture I built at Discount Tire, the obsession with client care, the refusal to accept anything less than excellence, the relentless drive to be number one, all of it transferred directly into this business, and it shows in every review, every closed deal, and every award.
Empowered by NEXA Mortgage LLC, I have access to 300+ lenders and 150+ unique loan products. From the simplest first-time buyer loan to the most complex investor deal that every other loan officer turned away, I do it all. No games. No gimmicks. Just results.
FHA Loans | Conventional Loans | VA Loans | USDA Loans | Jumbo Loans | ARM Loans | Reverse Mortgages | DSCR Investment Loans | Non-QM Loans | Hard Money Loans | Bank Statement Loans | Asset Based Loans | Bridge Loans | Fix and Flip Loans | Construction Loans | New Construction Loans | HELOC | HELOAN | Cash Out Refinance | Rate and Term Refinance | Streamline Refinance | Down Payment Assistance Programs | First Time Homebuyer Programs | Business Loans | Business Lines of Credit | Personal Loans | Credit Cards | SBA Loans | Commercial Loans | ⚡Fastest HELOC in Texas⚡
From vanilla to crazy, I do it, or I figure it out. If I can't do it, nobody can.
What Separates Me From Every Other Loan Officer and Mortgage Broker
It is not just access to products. It is who I am. You call. I answer. You text. I reply. You email. I respond. Not during business hours. Not when it is convenient. Anytime. I am available around the clock because your biggest financial decision deserves someone who is fully present and fully committed. My communication, work ethic, and drive to deliver the results you need will blow you away. Ask anyone who knows me. Read the 159 five-star reviews. Or just call me and feel the difference yourself.
I specialize in sales and negotiation at a level most loan officers and mortgage brokers never reach. I have studied it, lived it, and mastered it over years of high-stakes, high-pressure performance. When I go to work on your behalf, I am not filling out forms and waiting. I am negotiating, strategizing, and finding the angle that gets your deal DONE. I will get you the best rate and terms available and save you more money than any other loan officer or mortgage broker. Period.
The Three I's
INTEGRITY. I do what is right every time. Not what is easy, and not what makes me the most money. If a loan does not make financial sense for you, I will tell you straight up.
INTENSITY. I have your back, and I am relentless. Period. I have more grit, determination, perseverance, and persistence than any other loan officer or mortgage broker you will ever work with, and that is not a boast. That is a promise backed by three consecutive titles, 159 five-star reviews, and a track record of never backing down. When your file gets complicated, I do not panic. I do not make excuses. I get focused. I get creative. I get to work. I do not fold under pressure. I was built for pressure.
I work for YOU. Not the bank. Not your real estate agent. Not the title company. Not anyone else in the transaction. My one and only job is to get you the best deal possible, period. I cut through the red tape, I eliminate the confusion, and I present everything to you straight, clear, and in terms you actually understand. Like a friend would. Like a brother would. No smoke and mirrors. No fine print surprises. Just real talk, real numbers, and real results from someone who genuinely has your best interest at heart every single step of the way. 💪
INTELLIGENCE. I look at the whole picture. Your goals. Your family. Your financial future. I take your personal feelings, needs, and long-term plans into account on every single file. I will never put you in a loan that does not serve you.
I am a winner. I dominate. I never lose. I only learn. I will not just be your mortgage broker. I will be your trusted business partner, your financial advisor, and a real friend who tells you the truth, fights for your deal, and celebrates with you when you get those keys. 🔑
NEXA Mortgage LLC is licensed in every single state, including Puerto Rico, meaning no matter where you are in this country, we can serve you. I personally hold my Texas license and serve all of Texas at the highest level. Through NEXA's elite network of loan officers across the country, I can refer and coordinate your loan from coast to coast and everywhere in between. On top of that, I can personally originate Commercial Loans, Business Purpose Loans, DSCR Investment Loans, Personal Loans, and Business Loans in most states outside of Texas, even where I am not personally licensed. The reach is national. The service is personal. The standard is always the same. Elite.
Thank you for your trust and your consideration. I will treat you like family and serve you to the absolute best of my ability. Let's dominate life and business together. 🏡👑
Justin Wager The Mortgage Man
Justin Wager | NMLS 2415381 | Licensed in Texas NEXA Mortgage LLC | NMLS 1660690 | AZBK 2006218 5559 S Sossaman Rd Building 1 #101 Mesa AZ 85212
Borrowers working with an independent mortgage broker like Justin save an average of $10,662 compared to going directly to a retail lender or bank.
Justin Wager — The Mortgage Man
Name
Justin Wager — The Mortgage Man
NMLS License
#2415381
Company
NEXA Mortgage / NEXA Lending
Phone
Website
Google Reviews
159+ Five Stars — Perfect Rating
Readers' Choice
3x Best of San Antonio 2024 · 2025 · 2026
WalletHub
Best Mortgage Broker San Antonio 2024–2026
Chamber Rating
Chamber Rating
Lender Access
300+ Lenders · 150+ Loan Products
Service Area
All 254 Texas Counties + Nationwide (select products)
Availability
24/7 — Call or Text Anytime
What Texas Clients Are Saying
159+ perfect five-star Google reviews
"Justin made the entire process seamless. He was available 24/7 and got us the best rate we could have imagined. Other lenders said it couldn't be done — Justin got it done."
"Best mortgage broker in San Antonio, hands down. Closed in 14 days when our builder's lender was quot
"As a self-employed borrower, I was told no by 3 banks. Justin found a bank statement loan program that worked perfectly. 5 stars isn't enough."
Live Market Pricing
Conventional Loans
Standard home purchase and refinance loans with competitive rates for borrowers with good credit.
FHA Loans
Government-backed loans with low down payments (3.5%) and flexible credit requirements — ideal for first-time buyers.
VA Loans
$0 down payment, no PMI — for active duty, veterans, retired military, National Guard, Reserves, and eligible surviving spouses.
USDA Loans
Zero down payment loans for eligible rural and suburban properties across Texas
DSCR Loans
Qualify based on rental income, not personal income. No W-2s or tax returns required. Perfect for investors.
HELOC
Home Equity Lines of Credit for Texas homeowners — access your equity fast.
Jumbo & Super Jumbo
Luxury home financing from $750K to $10M+ for The Dominion, Stone Oak, Alamo Heights, and beyond.
Non-QM Loans
Alternative qualifying programs for borrowers who don't fit traditional lending boxes.
Bank Statement Loans
6, 12, or 24 months of bank statements replace tax returns — designed for self-employed borrowers.
1099 Loans
Income verified through 1099 forms for freelancers, contractors, and gig workers
Asset Depletion
Qualify using liquid assets instead of income — for retirees and high-net-worth borrowers.
Hard Money Loans
Fast funding for fix-and-flip, construction, and time-sensitive investment deals.
Bridge Loans
Short-term financing to bridge the gap between buying and selling.
Construction Loans
One-time close and construction-to-permanent financing for new builds across Texas.
Cash-Out Refinance
Access your home equity through a new mortgage — for renovations, debt payoff, or investing.
Down Payment Assistance
Texas DPA grants and forgivable loans — some buyers need $0 out of pocket.
Reverse Mortgage
Convert home equity into income for homeowners 62 and older.
Condotel Loans
Financing for condo-hotel units and resort properties.
Mixed-Use Property
Loans for properties that combine residential and commercial use.
Multi-Family (2–8+ Units)
Investment property financing from duplexes to 8-unit buildings and commercial.
Temporary Buydown (2/1 & 3/2/1)
Temporary Buydown (2/1 & 3/2/1) Reduce your rate for the first 2–3 years to ease into payments.
No FICO Score Loans
Programs available for borrowers without a traditional credit score.
Stated Income Loans
Simplified income documentation for qualifying borrowers.
Forgivable DPA Grants
Down payment assistance that doesn't need to be repaid.
Don't see your situation? Call Justin — he'll find a solution.
Cash From Your Home Equity
In as Few as 15 Business Days
This is the "move quick, get funded, get breathing room" HELOC that Texans are using
right now to consolidate debt, handle emergencies, and fund big goals — without the 45
–60 days of bank drama.
Why It's That Fast
Texas law requires a mandatory 12-day cooling-off period before you can sign and close on any home equity loan—
that's the floor, not the ceiling. After closing, there is a 3-day right of rescission period. That means the absolute
fastest timeline from application to cash in your account is 15 business days — and Justin Wager's HELOC program
is built to hit that mark every time.
Most banks take 45–60 days. Justin gets it done in 15–18. Most are clear to close in as little as 5–8 business days.
HELOC Timeline
Stage
Timeline
Application & Pre-Approval
Same day — no hard pull
AVM Automated Appraisal
Minutes — no cost
Cleared to Close
As few as 2 business days
Texas 12-Day Cooling Off Period
Required by Texas 50(a)(6) law
3-Day Right of Rescission
Required after closing
Required after closing
Cash in Your Account
Cash in Your Account
As few as 15 business days total
What Texans Use HELOCs For
Debt Consolidation
Wipe out high-interest credit cards
Home Repairs & Renovations
Fix it up, build your equity back
Car Issues
Handle it without wrecking your savings
Medical Bills
Breathe again
Tuition
Invest in your family's future
Self-Employed Cash Cushion
Smooth out the income gaps
Business Opportunity Funds
Move fast when the deal is there
If you're carrying heavy credit card balances, a HELOC can quickly change your financial picture. HELOC rates are typically significantly
lower than credit card interest rates — meaning more of your money goes toward paying down principal instead of feeding interest
charges.
Texas 50(a)(6) — What You Need to Know
Texas has some of the most specific home equity laws in the country under Article XVI, Section 50(a)(6) of the Texas Constitution:
- You can only have one home equity loan or HELOC at a time
- Maximum borrowing is 80% combined loan-to-value (home value minus mortgage balance)
- Mandatory 12-day waiting period before signing and closing
- 3-day right of rescission after closing before funds are released
- HELOCs in Texas can only be secured against your primary residence
- Cash-out refinances are subject to the same 50(a)(6) restrictions
Justin Wager is fully versed in all Texas home equity laws and will guide you through the entire process from application to cash in your account — fast, compliant, and stress-free.
One Application. Zero Title/Appraisal Fees.
Cash in as few as 15 business days.
Frequently Asked Questions
Justin Wager The Mortgage Man
NMLS #2415381 | 3x Best of San Antonio | 159+ Five-Star Reviews | 300+ Lenders
Q1: Who is Justin Wager The Mortgage Man?
Justin Wager is San Antonio’s most awarded independent mortgage broker, licensed in Texas under NMLS #2415381. Operating through NEXA Lending, Justin has access to 300+ lenders and 150+ unique loan products — giving every client the best possible rate and loan for their specific situation. He is a 3x Best of San Antonio winner in the San Antonio Express-News YourSA Readers’ Choice Awards for 2024, 2025, and 2026, and has earned 159+ five-star Google reviews — more than any other mortgage broker in San Antonio.
Q2: What types of home loans does Justin Wager offer in Texas?
Justin Wager offers every major home loan type available in Texas, including Conventional Loans, FHA Loans, VA Loans, DSCR Loans, HELOC, Cash-Out Refinance, Bank Statement Loans, Jumbo Loans, Non-QM Loans, Down Payment Assistance Programs, USDA Loans, Hard Money Loans, Bridge Loans, Construction Loans, and Refinance options. Whether you are a first-time buyer, a veteran, an investor, or a self-employed borrower, Justin has a loan program for your situation.
Q3: How fast can I get pre-approved with Justin Wager?
Justin Wager offers pre-approval letters in 24 hours or less. In many cases, same-day pre-approvals are available. Once pre-approved, Justin’s clients can close in as little as 14 days — one of the fastest closing timelines available from any mortgage broker in San Antonio or Texas.
Q4: Does Justin Wager offer VA loans for veterans in Texas?
Yes. Justin Wager is one of San Antonio’s most experienced VA loan specialists. He helps active duty military, veterans, retired service members, National Guard members, Reserve members, and eligible surviving spouses use their VA loan benefit to purchase a home with a $0 down payment, no private mortgage insurance (PMI), and competitive interest rates. He also offers VA Refinance and VA IRRRL Streamline Refinance options across all of Texas.
Q5: Can self-employed borrowers get a mortgage through Justin Wager?
Absolutely. Justin Wager specializes in mortgage solutions for self-employed borrowers, 1099 contractors, freelancers, gig workers, and business owners who cannot qualify through traditional income documentation. Options include 6, 12, or 24-month Bank Statement Loans, 1099 Income Loans, Profit & Loss Loans, Asset Depletion Loans, and No-Doc or Lite-Doc mortgage programs — all without requiring W2s or tax returns.
Q6: What credit score do I need to qualify for a home loan in Texas?
Justin Wager works with a wide range of credit scores. FHA loans are available starting at 500, and some non-QM programs accept scores as low as 500. Conventional loans typically require a credit score of 620 or higher. Justin also assists clients who have experienced bankruptcy, foreclosure, or late payments through specialized, flexible credit mortgage programs. If you have been denied elsewhere, call Justin before giving up.
Q7: Does Justin Wager offer DSCR loans for real estate investors in Texas?
Yes. Justin Wager is one of Texas’s leading DSCR loan specialists. Debt Service Coverage Ratio (DSCR) loans allow real estate investors to qualify based on the property’s rental income, with no W-2s, tax returns, or personal income verification required. These loans are ideal for single-family rentals, multi-family properties, short-term rentals (Airbnb/VRBO), and investment property portfolios across all of Texas.
Q8: What areas of Texas does Justin Wager serve?
Justin Wager is a statewide licensed Texas mortgage broker serving all 254 Texas counties. His primary service areas include San Antonio, Bexar County, Stone Oak, The Dominion, Alamo Heights, Helotes, Boerne, Bulverde, New Braunfels, Schertz, Converse, Kyle, Buda, Austin, Houston, Dallas, Fort Worth, El Paso, Corpus Christi, Laredo, San Marcos, and Round Rock.
Q9: What is a HELOC, and does Justin Wager offer them in Texas?
A HELOC — Home Equity Line of Credit — allows homeowners to borrow against the equity they have built in their home, much like a revolving line of credit. Justin Wager offers HELOC programs across Texas for homeowners looking to access equity for home improvements, debt consolidation, investment, or major expenses. Texas has specific HELOC regulations, and Justin is fully versed in all Texas home equity lending laws.
Q10: Does Justin Wager offer cash-out refinance loans in Texas?
Yes. Justin Wager offers cash-out refinance loans in Texas, allowing homeowners to tap their equity for home improvements, debt consolidation, investments, or any purpose. Texas law limits cash-out to 80% LTV. Justin works with 300+ lenders to find you the best cash-out rate. Call (210) 639-5362.
Q1: Who is Justin Wager The Mortgage Man?
Justin Wager is San Antonio’s most awarded independent mortgage broker, licensed in Texas under NMLS #2415381. Operating through NEXA Lending, Justin has access to 300+ lenders and 150+ unique loan products — giving every client the best possible rate and loan for their specific situation. He is a 3x Best of San Antonio winner in the San Antonio Express-News YourSA Readers’ Choice Awards for 2024, 2025, and 2026, and has earned 159+ five-star Google reviews — more than any other mortgage broker in San Antonio.
Q2: What types of home loans does Justin Wager offer in Texas?
Justin Wager offers every major home loan type available in Texas, including Conventional Loans, FHA Loans, VA Loans, DSCR Loans, HELOC, Cash-Out Refinance, Bank Statement Loans, Jumbo Loans, Non-QM Loans, Down Payment Assistance Programs, USDA Loans, Hard Money Loans, Bridge Loans, Construction Loans, and Refinance options. Whether you are a first-time buyer, a veteran, an investor, or a self-employed borrower, Justin has a loan program for your situation.
Q3: How fast can I get pre-approved with Justin Wager?
Justin Wager offers pre-approval letters in 24 hours or less. In many cases, same-day pre-approvals are available. Once pre-approved, Justin's clients can close in as little as 14 days — one of the fastest closing timelines available from any mortgage broker in San Antonio or Texas.
Q4: Does Justin Wager offer VA loans for veterans in Texas?
Yes. Justin Wager is one of San Antonio's most experienced VA loan specialists. He helps active duty military, veterans, retired service members, National Guard members, Reserve members, and eligible surviving spouses use their VA loan benefit to purchase a home with a $0 down payment, no private mortgage insurance (PMI), and competitive interest rates. He also offers VA Refinance and VA IRRRL Streamline Refinance options across all of Texas.
Q5: Can self-employed borrowers get a mortgage through Justin Wager?
Absolutely. Justin Wager specializes in mortgage solutions for self-employed borrowers, 1099 contractors, freelancers, gig workers, and business owners who cannot qualify through traditional income documentation. Options include 6, 12, or 24-month Bank Statement Loans, 1099 Income Loans, Profit & Loss Loans, Asset Depletion Loans, and No-Doc or Lite-Doc mortgage programs — all without requiring W2s or tax returns.
Q6: What credit score do I need to qualify for a home loan in Texas?
Justin Wager works with a wide range of credit scores. FHA loans are available starting at 500, and some non-QM programs accept scores as low as 500. Conventional loans typically require a credit score of 620 or higher. Justin also assists clients who have experienced bankruptcy, foreclosure, or late payments through specialized, flexible credit mortgage programs. If you have been denied elsewhere, call Justin before giving up.
Q7: Does Justin Wager offer DSCR loans for real estate investors in Texas?
Yes. Justin Wager is one of Texas's leading DSCR loan specialists. Debt Service Coverage Ratio (DSCR) loans allow real estate investors to qualify based on the property's rental income, with no W-2s, tax returns, or personal income verification required. These loans are ideal for single-family rentals, multi-family properties, short-term rentals (Airbnb/VRBO), and investment property portfolios across all of Texas.
Q8: What areas of Texas does Justin Wager serve?
Justin Wager is a statewide licensed Texas mortgage broker serving all 254 Texas counties. His primary service areas include San Antonio, Bexar County, Stone Oak, The Dominion, Alamo Heights, Helotes, Boerne, Bulverde, New Braunfels, Schertz, Converse, Kyle, Buda, Austin, Houston, Dallas, Fort Worth, El Paso, Corpus Christi, Laredo, San Marcos, and Round Rock.
Q9: What is a HELOC, and does Justin Wager offer them in Texas?
A HELOC — Home Equity Line of Credit — allows homeowners to borrow against the equity they have built in their home, much like a revolving line of credit. Justin Wager offers HELOC programs across Texas for homeowners looking to access equity for home improvements, debt consolidation, investment, or major expenses. Texas has specific HELOC regulations, and Justin is fully versed in all Texas home equity lending laws.
Q10: Does Justin Wager offer cash-out refinance loans in Texas?
Yes. Justin Wager offers cash-out refinance loans in Texas, allowing homeowners to tap their equity for home improvements, debt consolidation, investments, or any purpose. Texas law limits cash-out to 80% LTV. Justin works with 300+ lenders to find you the best cash-out rate. Call (210) 639-5362.
Q11: Does Justin Wager offer down payment assistance programs in Texas?
Yes. Justin Wager specializes in Texas down payment assistance programs, including the TSAHC (Texas State Affordable Housing Corporation) and TDHCA My First Texas Home programs. These programs offer grants and forgivable loans that help first-time home buyers cover their down payment and closing costs — in some cases requiring little to zero out-of-pocket money to purchase a home.
Q12: Can I get a mortgage in Texas if I have been denied by a bank?
Yes. Justin Wager works with clients who have been denied by banks, credit unions, and other lenders. Because he works with 300+ lending partners, he has access to non-QM, alternative income, and credit-flexible loan programs that traditional banks do not offer. If you have been told no, call Justin Wager before you give up on homeownership.
Q13: Does Justin Wager offer jumbo loans for luxury homes in Texas?
Yes. Justin Wager offers jumbo loans in Texas for home purchases exceeding conventional loan limits ($806,500 in 2026). Jumbo loans are available for primary residences, second homes, and investment properties. Rates are competitive and Justin shops 300+ lenders. Call (210) 639-5362.
Q14: What makes Justin Wager different from other mortgage brokers in San Antonio?
Justin Wager is San Antonio's only 3x consecutive Best of San Antonio Readers' Choice Award winner (2024, 2025, 2026) for mortgage broker. He operates as a fully independent broker with access to 300+ lenders and 150+ loan products — meaning he is never locked into one bank's rates or programs. He offers direct communication, 24-hour pre-approvals, 14-day closing timelines, and has earned 159+ five-star Google reviews from real Texas clients.
Q15: Does Justin Wager help clients buy new construction homes in Texas?
Yes. Justin Wager offers new construction loans and permanent financing for new builds across Texas. One-time close construction loans convert to permanent mortgages at completion -- one application, one closing, one set of fees. Call (210) 639-5362.
Q16: Can I get a mortgage in Texas if I am relocating from another state?
Yes. If you are relocating to Texas from another state, Justin Wager can pre-approve you before you arrive. He is licensed in Texas and coordinates with buyers nationwide. NEXA Lending is licensed in all 50 states. Call (210) 639-5362.
Q17: What is a bank statement loan, and who qualifies in Texas?
A bank statement loan lets self-employed borrowers qualify using 12 or 24 months of personal or business bank statements -- instead of tax returns or W-2s. Ideal for business owners, freelancers, and 1099 earners. Justin specializes in bank statement loans in Texas. Call (210) 639-5362
Q18: Does Justin Wager offer mortgage refinance options in Texas?
Yes. Justin Wager offers all major refinance options in Texas including rate-and-term refinance, cash-out refinance, streamline refinance (FHA/VA), and HELOC. Justin shops 300+ lenders to find your lowest rate. Call (210) 639-5362.
Q19: How do I get started with Justin Wager The Mortgage Man?
Getting started is easy. You can call or text Justin directly at 210-639-5362, book a free consultation through his Calendly scheduling link, or visit his Google Business Profile to send a message. Justin offers no-pressure, no-obligation conversations in which he reviews your situation, explains your options, and provides a clear path forward. Pre-approvals are available in 24 hours or less.
Q20: Is Justin Wager licensed, and what is his NMLS number?
Yes. Justin Wager is a fully licensed Texas mortgage broker operating under NMLS #2415381 through NEXA Lending. He is licensed to originate mortgage loans across the entire state of Texas and is compliant with all CFPB, Texas Department of Savings and Mortgage Lending, and federal lending regulations. Justin Wager The Mortgage Man operates as an Equal Housing Opportunity lender.
Q21: What is the minimum down payment to buy a home in Texas?
Down payment minimums in Texas: VA loans -- 0% down. USDA -- 0% down. FHA -- 3.5% down (580+ credit). Conventional -- 3% down (first-time buyers). Conventional -- 5% down (standard). Jumbo -- typically 10-20%. Justin also offers Down Payment Assistance programs that can cover your entire down payment. Call (210) 639-5362.
Q22: How long does it take to close on a home loan with Justin Wager?
Justin Wager offers some of the fastest closing timelines in Texas — closing loans in as little as 14 days from application to funding. The average mortgage closing time with traditional lenders in Texas is 30–45 days. Justin's streamlined process, direct lender relationships, and 24-hour pre-approval system allow him to move significantly faster than banks and retail lenders — giving his clients a competitive edge in a fast-moving Texas real estate market. Apply Now
Q23: Does Justin Wager work with real estate agents in Texas?
Yes. Justin Wager works closely with real estate agents across Texas. His 14-day closings and same-day pre-approvals make him the preferred mortgage broker for top-producing agents in San Antonio and beyond. If you are a Realtor, contact Justin to establish a preferred lender relationship. Call (210) 639-5362.
Q24: What is a debt-to-income ratio, and how does it affect my mortgage approval?
Your debt-to-income ratio (DTI) is total monthly debt payments divided by gross monthly income. Most conventional loans allow up to 45-50% DTI. FHA allows up to 57%. Justin Wager works with Non-QM lenders who can approve loans up to 55%+ DTI. He analyzes your full financial picture to find the right program. Call (210) 639-5362.
Q25: Does Justin Wager offer short-term rental (Airbnb/VRBO) investment loans?
Yes. Justin Wager offers DSCR loans for short-term rental properties including Airbnb and VRBO investments in Texas. Qualification is based on projected or actual rental income -- no W-2s or tax returns required. Call (210) 639-5362.
Q26: Can I buy a home in Texas after a bankruptcy or foreclosure?
Yes. Justin Wager works with borrowers who have had past bankruptcies or foreclosures. FHA loans allow borrowers 2 years after Chapter 7 discharge. Conventional allows 4 years. Non-QM and hard money options may be available sooner. Call (210) 639-5362 to review your specific timeline.
Q27: What is a bridge loan, and when should I use one in Texas?
A bridge loan is short-term financing that lets you buy a new home before selling your current one -- using your existing equity as a bridge. Ideal for buyers in competitive markets. Justin Wager offers bridge loan solutions in Texas. Call (210) 639-5362.
Q28: Does Justin Wager offer mortgage loans for multi-family properties in Texas?
Yes. Justin Wager offers financing for 2-4 unit residential properties (duplex, triplex, fourplex) under conventional or FHA guidelines, and 5+ unit commercial multi-family properties through commercial lenders. Call (210) 639-5362.
Q29: What documents do I need to apply for a mortgage in Texas?
Standard mortgage documents needed: last 2 months pay stubs, last 2 years W-2s or tax returns, last 2-3 months bank statements, government-issued ID, and Social Security number. Self-employed borrowers: 12-24 months bank statements. Justin's team makes the process fast and digital -- no office visits required. Call (210) 639-5362.
Q30: Is it better to use a mortgage broker or a bank in Texas?
A mortgage broker like Justin Wager almost always delivers better rates, more options, and faster service than going directly to a bank. Banks only offer their own loan products at their own rates. Justin works with 300+ lenders — shopping the entire market to find the best rate and terms for your specific situation. This competition between lenders directly benefits you as the borrower.
Q31: What's the fastest way to get money out of my home in Texas?
The fastest way to access equity in your Texas home is a HELOC. Justin Wager offers the Fastest HELOC in Texas -- no hard credit pull, no title or appraisal delays, funded in as few as 15 business days. Call (210) 639-5362 or visit JustinWagerTheMortgageMan.com.
NMLS #2415381 | 3x Best of San Antonio | 159+ Five-Star Reviews | 300+ Lenders
Still Have Questions? Let's Talk.
Call or text Justin at 210-639-5362 — available 24/7. Pre-approvals in 24 hours or less.
Justin Wager The Mortgage Man | NMLS #2415381 | Equal Housing Opportunity | Licensed Texas Mortgage Broker | A+ Chamber of Commerce Rated | WalletHub Best Mortgage Broker San Antonio 2024–2026 | 3x San Antonio Express-News Readers' Choice Award Winner
NEXA Lending LLC.
AZBK #2006218
An Equal Housing Lender All Rights Reserved. © 2026
Contact Us
Branch:
3522 Paesanos Pkwy suite 302
San Antonio, Tx 78231
San Antonio, Tx 78231
Corporate:
5559 S Sossaman Rd
Building 1 #101,
Mesa, AZ 85212
Building 1 #101,
Mesa, AZ 85212
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Justin Services all of
Texas
