Texas turned into a buyer's market in 2025, and first-time buyers have more choice than they've had in years. State programs from TDHCA and TSAHC can help with your down payment. Clear2 Mortgage walks Texas first-time buyers through every step, from pre-approval to closing day.
Most first-time buyers underestimate how much home they can afford, or assume their credit isn't good enough. We run the numbers before you start looking.
You don't need 20% down. FHA requires 3.5%. Conventional can go as low as 3%. We'll show you exactly what's needed.
Texas inventory is up and sellers are negotiating, but the best homes in Dallas, Austin, and Houston still draw multiple offers. A verified pre-approval puts you first in line. We issue pre-approvals same-day.
Down payment is just one piece. Closing costs, prepaid interest, and escrow setup add up. We give you a full cash-to-close estimate before you make an offer.
FHA vs. conventional vs. physician loan: the right answer depends on your credit, income, and down payment. We lay all three out for you before you choose.
3.5% down with flexible credit guidelines. Best for buyers with 580, 679 credit scores. Includes upfront and annual mortgage insurance.
Fannie Mae HomeReady or Freddie Mac Home Possible. 3% down with PMI that drops once you reach 20% equity.
$0 down for eligible veterans and active-duty service members. No PMI, competitive rates. One of the best programs available if you qualify.
0, 5% down, no PMI, student loan debt excluded from DTI. Ideal for doctors, dentists, and residents buying their first home.
These are the state programs Clear2 works with most for Texas first-time buyers. Each has its own income and price limits, and we check which ones fit you during pre-approval.
A 30-year fixed first mortgage with down payment help of up to 5% of the loan amount, as a 0% deferred or forgivable second loan. For first-time buyers, or anyone who has not owned in the last three years.
Down payment help of 2% to 5%, as a grant or a forgivable second loan. Open to low and moderate income buyers, and you do not have to be a first-time buyer.
The same 2% to 5% down payment help for teachers, police, firefighters, EMS, corrections officers, and veterans, plus a free Mortgage Credit Certificate that lowers your federal taxes each year.
Texas programs require homebuyer education and a participating lender. Income limits are set by county and are higher in targeted areas.
Texas is a community property state. If you are married, your spouse will usually need to sign certain closing documents even if they are not on the loan. Property taxes in Texas also run higher than in most states, so we build your actual county tax rate into your payment estimate from day one.
Medians: Texas Realtors and local MLS data, 2025 to 2026. FHA limits: HUD 2026, one-unit. Bexar County limit confirmed at application. The 2026 conforming limit is $832,750 in all of these counties.
We run a soft credit check, review your income and assets, and issue a pre-approval letter. This takes about 24 hours and costs nothing.
We give you a full picture: estimated monthly payment, cash to close, and how different loan programs compare. No surprises.
With your pre-approval letter in hand, you can move quickly. Clear2 can update the letter same-day as your offer price changes.
Once you're under contract, we lock your rate and start the underwriting process. Clear2 targets a 30-day close on all loan types.
We walk you through the closing disclosure, answer every question, and make sure you know exactly what you're signing. Then you get your keys.
Gather these documents before your first conversation with Clear2.
These missteps can delay or derail a first-time buyer's loan.
Clear2 Mortgage is an independent mortgage broker headquartered in Troy, MI and licensed in Texas. Our loan officers work with many lenders, so they can match you with the program that fits your credit, income, and goals.
From same-day pre-approvals to 30-day closes, we help Texas first-time buyers make strong offers.
Chris Kachal brings a detail-focused approach to mortgage lending, helping buyers navigate the financing process from pre-approval through closing. He is committed to clear communication and finding loan solutions that align with each client's goals.
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."
How much do I need to buy my first home in Texas?
FHA needs 3.5% down, and conventional first-time buyer loans can go lower. TDHCA and TSAHC programs can cover up to 5% of the loan amount. Texas property taxes are higher than average, so we show you a full monthly payment, taxes included.
What down payment assistance is available in Texas?
The two state agencies are TDHCA, with My First Texas Home, and TSAHC, with Home Sweet Texas and Homes for Texas Heroes. All three work with FHA, VA, USDA, and conventional loans. We check which one gives you the most help.
Does my spouse need to sign if I buy a home in Texas?
Usually yes. Texas is a community property state, so a married buyer's spouse typically signs certain closing documents even when only one person is on the loan. We flag this early so closing day goes smoothly.
What is the FHA loan limit in Texas?
It depends on the county. For 2026, the one-unit FHA limit is $563,500 in Dallas and Tarrant counties, $571,550 in Travis County, and $524,225 in Harris County.
How long does it take to buy a first home in Texas?
Pre-approval takes about a day. Once you are under contract, Clear2 targets a 30-day close. State programs add their own review, and we build that into your contract timeline.
What's the difference between pre-qualification and pre-approval?
Pre-qualification is an estimate from information you tell us. Pre-approval means we have verified your income, credit, and assets, and it is what Texas sellers and agents want to see. Clear2 issues full pre-approvals.
No obligation, no hard credit pull. We'll show you exactly what you qualify for, what programs are available, and what your monthly payment looks like, before you ever make an offer.
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.
