Clear2 Mortgage is licensed across Texas and shops 50+ wholesale lenders to find the best FHA rate for your situation. Texas is a buyer's market right now, with prices off from 2022 peaks and DPA programs from TDHCA and TSAHC available statewide. One important note: Texas is a community property state, which affects the closing process.
Texas entered 2025 with more inventory, lower prices, and more seller concessions than at any point since the pandemic. FHA loans open the door for buyers who need a low down payment or have credit that doesn't meet conventional thresholds, and Texas has two strong state programs that stack on top.
With Texas median prices near $330,000 and Austin down 18% to 20% from its 2022 peak, FHA's 3.5% down means buyers need roughly $11,550 to $20,000 to close in most Texas metros, before considering DPA programs that can reduce that further.
Texas is a community property state. A lien on a residential homestead must be in writing and signed by both spouses, even if only one spouse is on the loan. Clear2 briefs buyers on this requirement early so closing timelines stay on track. Your title company and Clear2 coordinate the process.
TDHCA's My First Texas Home offers up to 5% DPA as a deferred or forgivable second lien. TSAHC's Home Sweet Texas brings grant-based DPA (no repayment required) to income-qualifying buyers. Both programs work with FHA loans through approved lenders in Clear2's wholesale network.
Clear2 is licensed statewide in Texas. From Dallas and Austin to Houston and San Antonio, we know the local loan limits and market conditions in every major metro.
FHA in Texas spans a range of loan limits and market conditions. Here is what matters most by metro.
Dallas and Fort Worth (Dallas and Tarrant counties): $524,225. Houston (Harris County): $524,225. San Antonio (Bexar County): $524,225. Austin (Travis County): $571,550 — the highest FHA limit in Texas, reflecting Austin's higher price point. These limits apply to single-family homes; 2-4 unit limits are higher.
Texas has no state income tax, but property taxes are among the highest in the country: typically 1.4% to 2.3% of assessed value annually. Travis County (Austin) runs about 2.07%; Bexar County (San Antonio) reaches 2.27%. The 2025 legislation raised the homestead exemption to $140,000 off school district taxes. These taxes count toward your monthly housing cost in FHA DTI calculations.
Texas requires both spouses to sign the deed of trust on a residential homestead purchase, even if only one spouse qualifies for the loan. This is not a barrier, but it requires coordination during the title and closing process. Clear2 communicates this expectation early to avoid last-minute surprises at the closing table.
Austin's median is down 18% to 20% from its 2022 peak, with over half of active listings showing price reductions. With the highest FHA limit in Texas ($571,550), Austin is more accessible for FHA buyers than the sticker prices of 2021 and 2022 suggested. Cedar Park, Round Rock, Kyle, and Buda offer additional entry-level options under the same county limit structure.
San Antonio's median near $260,000 to $310,000 means the $524,225 FHA limit covers virtually every residential purchase. Combined with TDHCA and TSAHC DPA programs, San Antonio has among the lowest effective down payment requirements of any major Texas metro, making it a strong market for first-time buyers on a tight timeline.
TSAHC's Homes for Texas Heroes pairs 2% to 5% DPA with a free Mortgage Credit Certificate (annual tax credit of 15% of mortgage interest paid) for teachers, firefighters, EMS, police officers, corrections officers, and veterans. The MCC improves your effective DTI ratio in underwriting. Clear2 helps eligible buyers stack all available benefits.
TDHCA and TSAHC operate programs that stack directly on top of FHA financing. Income limits are county-specific and updated annually; Clear2 checks current eligibility before you apply.
Clear2 Mortgage | Troy, MI — Licensed in Texas
Clear2 is an independent mortgage broker headquartered in Troy, Michigan and licensed in Texas. As an independent broker, Clear2 is not tied to one lender's products. We shop 50+ wholesale lenders to find the FHA rate that works for your Texas purchase, whether you are buying in Dallas, Austin, Houston, San Antonio, or Fort Worth.
Texas's community property laws, high property tax rates, and state DPA programs require specific expertise. Clear2's Texas buyers get a loan officer who briefs them on each of these factors before they start shopping, so there are no surprises at the closing table.
Chris Kachal works with Texas homebuyers across Dallas, Austin, Houston, San Antonio, and Fort Worth, navigating FHA guidelines, TDHCA and TSAHC DPA programs, and Texas's community property closing requirements. He provides straightforward guidance from pre-approval through closing. Reach Chris directly at (248) 792-8672.
Five-star reviews from Clear2 clients on Google.
"Donavin was straightforward and a breeze to work with. Communication was quick and easy. The whole process was seamless and he was available for guidance or questions. I would not hesitate to use Clear2 Mortgage in the future."
"Alex was absolutely amazing from the beginning. He was patient and thorough with all of our questions. He even followed up after the process was finalized to ensure everything was still good. I would recommend him to everyone!"
"The process was seamless and every question I had as a first-time home buyer was answered. My loan officer gave me his professional opinion based on my specific circumstances to personalize my loan."
What is the FHA loan limit in Texas?
Most Texas metros (Dallas, Fort Worth, Houston, San Antonio) use the 2025 FHA floor of $524,225 for a single-family home. Austin (Travis County) has the highest FHA limit in Texas at $571,550, reflecting its higher price point. Some suburban counties may differ; ask Clear2 for the limit in your specific county.
Does Texas's community property law affect my FHA loan?
Yes. In Texas, both spouses must sign the deed of trust on a residential homestead, even if only one spouse is the borrower. This means your spouse will need to appear at closing or execute documents in advance. Clear2 addresses this early in the process so there are no last-minute surprises.
Can I use TDHCA or TSAHC DPA with an FHA loan?
Yes. Both TDHCA's My First Texas Home and TSAHC's Home Sweet Texas pair directly with FHA first mortgages through approved lenders. TDHCA offers up to 5% DPA as a deferred or forgivable lien. TSAHC offers 2% to 5% as a grant with no repayment required. Income limits and purchase price limits are county-specific; Clear2 verifies eligibility before you apply.
How do Texas property taxes affect FHA approval?
Texas has no state income tax, but property taxes run 1.4% to 2.3% of assessed value annually. Lenders include the monthly tax escrow in your debt-to-income ratio. At $330,000 purchase price in a 2% tax county, that adds roughly $550 per month to your housing cost. Clear2 builds accurate property tax estimates into every pre-approval so your qualification reflects the real monthly payment.
Is Austin's FHA limit really the highest in Texas?
Yes. Travis County (Austin) carries a 2025 FHA limit of $571,550, higher than any other Texas county. This reflects HUD's designation of the Austin MSA as a higher-cost area. For buyers in Cedar Park, Round Rock, and nearby suburbs that fall within Travis County, the same elevated limit applies.
Is now a good time to buy in Texas with an FHA loan?
Texas entered 2025 as a buyer's market for the first time since pre-pandemic, with statewide inventory up over 20%, over half of listings showing price reductions, and sellers offering concessions on price and closing costs. Austin is down 18% to 20% from its 2022 peak. For FHA buyers with limited down payment, this is a more accessible market than it has been in years. The window narrows as rates ease.
No obligation, no hard credit pull. Just a clear picture of what you qualify for from a broker who shops the full wholesale market on your behalf.
Clear2 Mortgage, LLC. NMLS #1911663. Licensed Mortgage Broker. 2600 W Big Beaver Rd, Suite 100, Troy, MI 48084. Equal Housing Lender. This is not a commitment to lend. All loans subject to credit approval, property appraisal, and underwriting guidelines. Rates and terms subject to change without notice.
