FHA Loans Texas
Buy a Texas home with as little as 3.5% down and a credit score from 580. In the country’s in-migration capital – from Frisco to Georgetown – FHA plus a 5% forgivable down-payment loan turns renters into owners fast, and there is no state income tax.
- 3.5% down with a 580+ FICO (10% down from 500-579)
- Pair a 5% forgivable TDHCA down-payment loan or a TSAHC grant
- Austin ($571,550) and DFW ($563,500) run above the $541,287 floor
- No state income tax; deep new-construction inventory
- Gift funds welcome; seller can pay up to 6% of closing costs
Get Pre-Approved for a Texas FHA Loan
Get Your Free Quote! No Credit Pull Required.
Why an FHA loan works in Texas
An FHA loan is a government-insured mortgage that helps Texas buyers qualify with flexible credit, a low down payment and higher debt-to-income than conventional financing. In a state adding residents faster than almost anywhere, that flexibility helps buyers act on builder incentives and rate buydowns.
Texas pairs no state income tax with affordable pricing across most of the state and a wall of new construction in the big-metro suburbs. Whether you are buying your first home in Houston or a new build in a top Frisco school zone, we help you stack FHA with Texas down-payment assistance and close for less. Start your application →
What it takes to qualify for a Texas FHA loan
| Down payment | As little as 3.5% down if your score is 580 or higher; 10% down applies from 500-579 |
|---|---|
| Credit | A 580 minimum for the low-down program, and hands-on help for buyers still rebuilding |
| MIP (mortgage insurance) | A one-time 1.75% upfront premium rolled into the loan, plus a small monthly premium (about 0.15%-0.55%) |
| DTI flexibility | Room up to roughly 43%-50% of income when you have compensating factors or automated approval |
| Where the down payment can come from | Savings, a family gift, or an eligible down-payment-assistance program |
| Help from the seller | Sellers may cover up to 6% of your closing costs on an FHA purchase |
| Eligible properties | A Texas single-family home, an FHA-approved condo or townhome, or a 2-4 unit you occupy |
| How you use it | It must be your primary residence – the home you live in |
| Adding a co-borrower | A non-occupant co-borrower such as a parent can be added to help you qualify |
Texas down payment assistance you can pair with FHA
Your FHA loan stacks with Texas down-payment programs from TDHCA and TSAHC – including forgivable seconds and true grants:
TDHCA My First Texas Home
A 30-year FHA first plus a down-payment second up to 5% of the loan amount – 0% interest, no monthly payment, and forgiven after 3 years in the home.
TDHCA My Choice Texas Home
Similar up-to-5% down-payment help, not restricted to first-time buyers.
TSAHC Homes for Texas Heroes
3-5% down-payment assistance, often as a grant, for teachers, police, firefighters/EMS, corrections officers, nurses, allied health and veterans.
TSAHC Home Sweet Texas
3-5% grant or forgivable second, open to all buyers who meet income limits.
Texas MCC
A Mortgage Credit Certificate federal tax credit (up to ~$2,000/yr), stackable with the programs above.
Gift funds & seller credits
Combine gift funds and up to 6% in seller credits with FHA and DPA for near-zero cash to close.
Assistance programs have income, price and funding limits, are first-come while funds last, and are subject to change and eligibility. We confirm what you qualify for.
2026 Texas FHA loan limits by county
FHA loan limits are set by county. Most of Texas – including the entire Houston metro – is at the floor, with the Austin, DFW and San Antonio metros running a bit higher:
| Standard Texas counties (1-unit) | $541,287 (Houston metro – Harris, Fort Bend, Montgomery, Brazoria, Galveston – plus most of the state’s 254 counties) |
|---|---|
| Austin-Round Rock metro (1-unit) | $571,550 (Travis, Williamson, Hays, Bastrop, Caldwell) |
| Dallas-Fort Worth metro & El Paso (1-unit) | $563,500 (Collin, Dallas, Denton, Tarrant, Rockwall, Kaufman and more; El Paso County) |
| San Antonio metro (1-unit) | $557,750 (Bexar, Comal, Guadalupe, Kendall and more) |
| Glasscock County (1-unit) | $813,050 – a Permian Basin outlier and the state’s highest |
2026 one-unit FHA limits set annually by HUD; 2-4 unit limits are higher. We confirm the exact limit for your Texas county before you write an offer.
Your Texas home is closer than you think →Why buyers choose FHA in Texas
- Put down just 3.5% and keep your savings intact
- Qualify from a 580 score with practical, human underwriting
- Cover the down payment with gifts or TDHCA/TSAHC help
- Finance a house, condo or an owner-occupied 2-4 unit
- Lower your rate down the road with an FHA Streamline
Texas FHA payment & affordability calculators
Estimate your Texas FHA payment, cash to close and price range below. These tools are for planning only; apply to get your real numbers.
1. FHA monthly payment
Estimate your full monthly payment including FHA mortgage insurance.
2. Down payment & cash to close
See your down payment and estimated cash after seller credits.
3. How much home can I afford?
Estimate your FHA price range from income and monthly debts.
4. FHA loan amount + MIP
See your base loan plus the 1.75% upfront MIP financed in.
Estimates only and not a commitment to lend. FHA charges 1.75% upfront MIP (financed) plus a monthly annual premium (~0.55% here for illustration). Actual figures depend on your property, credit and qualification.
FHA loans across Texas - cities we serve
We have financed FHA purchases and refinances across Texas since 1998. Here are some of the markets we serve:
- Houston
- San Antonio
- Dallas
- Austin
- Fort Worth
- El Paso
- Arlington
- Plano
- Frisco
- Corpus Christi
- McKinney
- Round Rock
- Katy
- Denton
- Sugar Land
- Pearland
- Georgetown
- Conroe
- New Braunfels
- Waco
Do not see your city? Start your application → - we lend statewide across Texas.
Top Texas school districts & family towns
Great schools support both your kids and your resale value. Here are some of the top-rated Texas districts and towns:
Frisco ISD & Prosper ISD (Collin/Denton)
Top-rated, fast-growing North Dallas districts with abundant new construction.
Eanes ISD (Westlake, Austin)
One of Texas's very best districts in the western Austin hills.
Highland Park ISD (Dallas)
Elite, established district in the heart of Dallas.
Katy ISD (Houston)
Highly rated, family-friendly district with deep FHA-priced inventory.
Carroll ISD (Southlake)
Nationally recognized schools in an upscale DFW suburb.
Round Rock & Leander ISD (Austin metro)
Strong, growing suburban districts north of Austin.
Texas 55+ & active-adult communities
An FHA loan can buy a home in a Texas 55+ community (any condo must be FHA-approved). Some of the most popular:
Sun City Texas (Georgetown)
One of the largest active-adult communities in the country, north of Austin.
Robson Ranch (Denton)
Amenity-rich gated 55+ community in North Texas.
Del Webb Sweetgrass (San Antonio)
Popular active-adult neighborhood in the Hill Country's edge.
Frisco Lakes by Del Webb
Lakeside active-adult living in booming Collin County.
Del Webb Trinity Falls (McKinney)
Newer 55+ section within a large master-planned community.
Ladera communities (statewide)
Lock-and-leave active-adult neighborhoods across Texas metros.
Ready to buy in Texas? Start here
From a first condo to a move-up house in a top Texas school zone or a 55+ community, we pair you with the right FHA program and a same-week pre-approval - 3.5% down.
- Pre-approval in days, not weeks
- Stack Texas assistance and family gift funds
- A direct FHA lender serving buyers since 1998
Get pre-approved with 3.5% down →FHA loan programs available in Texas
Buy with FHA
Purchase a Texas house, condo or owner-occupied 2-4 unit for as little as 3.5% down.
Streamline refinance
Trim your rate or payment on an existing FHA loan with light docs and usually no appraisal.
203(k) rehab loan
Finance the purchase and the renovations of a fixer-upper in a single FHA loan.
Cash-out refinance
Pull Texas equity out, up to FHA limits, for improvements or other needs.
Condo financing
FHA loans for units in approved Texas condo projects, or single-unit spot approval.
Stack down-payment help
Layer Texas assistance and gift funds on your FHA loan to lower your cash to close.
Texas 2027 housing & FHA outlook
A few Texas trends worth watching as you plan a 2027 purchase:
In-migration capital
Sustained corporate relocations to DFW and Austin keep demand and new-build supply high - FHA buyers benefit from builder incentives and rate buydowns.
The floor covers most of Texas
Outside the four big metros, the $541,287 floor covers nearly the entire market - FHA is broadly usable.
Buyer-friendly new construction
Elevated 2026-27 inventory favors buyers; pair FHA with TDHCA/TSAHC for near-zero cash to close.
Mind property taxes
Texas property taxes are the local affordability wrinkle - we plan for their escrow and DTI impact up front.
Outlook only, not a guarantee or financial advice. Market conditions change; we give you current, personalized numbers when you apply.
Your Texas FHA loan, step by step
Start your pre-approval
A few minutes online tells you your price range, rate and 3.5%-down payment.
Shop with an edge
Make offers in the Texas town and school zone you want, backed by a real pre-approval.
Appraisal & approval
We manage the FHA appraisal and underwriting, staying flexible on credit and gift funds.
Get your keys
Close on your Texas home and start building equity from day one.
Frequently asked Texas FHA questions
What are the 2026 FHA loan limits in Texas?
Most of Texas - including the entire Houston metro - is at the $541,287 floor. The Austin metro is $571,550, Dallas-Fort Worth and El Paso are $563,500, and San Antonio is $557,750. Glasscock County is an outlier at $813,050.
Which Texas down-payment programs pair with FHA?
TDHCA My First Texas Home (a 5% second forgiven after 3 years), My Choice Texas Home, and TSAHC's Homes for Texas Heroes and Home Sweet Texas (3-5% grants/forgivable seconds) all layer on an FHA loan, and you can add a Texas MCC tax credit.
What is the minimum down payment on a Texas FHA loan?
3.5% of the price when your score is 580+, or 10% between 500 and 579. Gift funds and approved down-payment assistance can cover much of it.
Do FHA condos have to be approved in Texas?
Yes - the condo project needs to be FHA-approved, though we can pursue single-unit spot approval on many buildings. We verify your specific property.
Is FHA good for a first-time buyer in Texas?
It is often the best fit - low 3.5% down, a 580 credit floor, gift funds allowed, and it stacks with TDHCA and TSAHC down-payment assistance for even less cash to close.
Are you an actual FHA lender?
Yes - CambridgeHomeLoan.com is a direct lender (NMLS #1826020) that has served homebuyers since 1998, guiding you from application through closing.
Start your Texas FHA loan
A few minutes online gets you pre-approved: 3.5% down, a 580 credit floor, and Texas down-payment help welcome. We have served Texas homebuyers since 1998.
Get Pre-Approved for a Texas FHA Loan
Get Your Free Quote! No Credit Pull Required.
Rates, terms, FHA loan limits and program guidelines are for 2026, subject to change, and depend on the property, credit and qualification. Not a commitment to lend. This is not a government agency. Equal Housing Lender.
Texas FHA Loan Resources, Housing Tools & Government Programs
Texas FHA home buyers often benefit from reviewing official housing resources, FHA loan limit tools, government housing programs, mortgage insurance information, and local real estate organizations before purchasing or refinancing a home.
Below are useful Texas FHA loan resources designed to help first-time buyers, moderate-income borrowers, condo buyers, and owner-occupied home purchasers better understand FHA financing throughout Texas.
Official FHA & Government Housing Resources
Texas FHA Loan Limits Lookup Tool
Review official FHA loan limits by Texas county for single-family homes, duplexes, triplexes, and four-unit properties. FHA limits vary throughout Texas based on local housing costs and county classifications.
Texas FHA loan limits may be higher in areas such as Travis County, Collin County, Denton County, Harris County, and Dallas County where home values continue increasing.
Check Texas FHA Loan LimitsConsumer Financial Protection Bureau (CFPB) FHA Guide
The CFPB provides educational guidance about FHA loans, down payment requirements, mortgage insurance premiums (MIP), closing costs, refinancing options, and borrower protections for Texas home buyers.
Visit CFPB FHA ResourcesUSA.gov Home Loan Assistance Programs
Explore federal housing assistance programs, government-backed mortgage resources, home buyer education programs, and financial assistance opportunities available to Texas borrowers.
View Government Housing ProgramsTexas Housing & Real Estate Resources
Texas Department of Housing & Community Affairs
Texas TDHCA offers first-time home buyer programs, down payment assistance resources, affordable housing tools, and statewide homeownership assistance programs.
Visit Texas TDHCATexas REALTORS® Association
Access Texas housing market reports, statewide real estate trends, buyer education resources, and local market insights across Houston, Dallas, Austin, San Antonio, and statewide housing markets.
Visit Texas REALTORS®HUD FHA-Approved Condo Search
Search for FHA-approved condominium communities throughout Texas including Houston, Austin, Dallas, Fort Worth, San Antonio, Plano, and surrounding housing markets.
Search FHA Approved CondosImportant Texas FHA Mortgage Terms
Mortgage Insurance Premium (MIP)
FHA loans require both upfront and annual mortgage insurance premiums. MIP allows lenders to provide lower down payment financing and flexible qualification standards.
FHA-Approved Appraisal
Texas FHA appraisals evaluate both home value and property condition standards to ensure the property meets FHA safety and livability requirements.
FHA Streamline Refinance
Existing Texas FHA borrowers may qualify for simplified refinance programs designed to reduce monthly mortgage payments with reduced documentation requirements.
Owner-Occupied Requirement
Texas FHA loans are intended primarily for owner-occupied primary residences rather than investment properties or vacation homes.
Debt-to-Income Ratio (DTI)
DTI compares monthly debt obligations against gross monthly income and helps lenders evaluate FHA affordability and qualification eligibility.
Texas Homestead Protections
Eligible Texas homeowners may benefit from homestead protections and property tax exemptions available for qualifying owner-occupied primary residences.
Start Your Texas FHA Home Loan Strategy
Connect with Cambridge Home Loan to explore Texas FHA purchase loans, FHA refinance programs, low down payment financing options, and first-time home buyer mortgage solutions throughout Texas.
🏡 Apply for Texas FHA Financing