Clear2 Mortgage is licensed in Texas and serves Austin buyers remotely with the same broker access and 30-day close commitment we built our name on. Austin prices have reset from the 2022 peak, and right now is a genuine window for buyers who are ready to move.
Austin home prices are down 18 to 20 percent from the 2022 peak. Inventory sits at 4.7 to 5.6 months, 53 percent of listings have seen a price reduction, and homes are averaging 60 days on market. For buyers who watched prices go vertical in 2021 and 2022, this is a fundamentally different market.
The headline that most Austin buyers miss: Travis County carries the highest FHA loan limit in Texas at $571,550. With Austin's city median around $440,000, FHA is viable for most city purchases, including East Austin and Cedar Park. You don't need a large down payment to buy in a market this size.
Clear2 is licensed in Texas and serves Austin buyers remotely. As an independent broker, we shop 50-plus wholesale lenders to find rates and programs that retail banks and online lenders can't match. We close in 30 days or less, and we're reachable when it matters.
One item to know before you start: Travis County property taxes run about 2.07 percent effective rate, among the highest in Texas. We factor that into your pre-approval number so there are no surprises at closing.
Nicholas Hayden
NMLS #2531862 | Clear2 Mortgage NMLS #1911663
Nicholas Hayden helps buyers and homeowners navigate the mortgage process with a client-first approach, focusing on clear communication and efficient execution from pre-approval through closing. He is dedicated to finding the right financing solution for each borrower's situation.
With access to 50-plus wholesale lenders, Clear2 offers every loan program available in Texas, including state DPA grants that most Austin buyers don't know about.
Travis County carries a $571,550 FHA limit, the highest in Texas. With Austin's city median around $440,000, FHA's 3.5% down works for most city purchases. Strong fit for buyers with 580 to 679 credit scores.
Down payments from 3%. No PMI at 20% down. The dominant program across Austin's suburbs and mid-range purchases in Cedar Park, Round Rock, and the $350K to $550K range.
For purchases above the $806,500 conforming limit, common in Hyde Park, SoCo, and premium East Austin. We shop multiple jumbo lenders to find competitive rates on larger balances.
TDHCA My First Texas Home offers up to 5% DPA for first-time buyers. TSAHC Home Sweet Texas offers 2 to 5% grants for all income-qualifying Texas residents. Texas Heroes covers teachers, fire, EMS, police, and military.
$0 down for eligible veterans. Austin's growing defense and tech crossover community makes VA a strong fit here. No PMI, competitive rates through our VA-approved wholesale lender network.
12 to 24 months of bank statements instead of tax returns. Austin has one of the largest self-employed tech professional and startup founder populations in the country. No W-2 required.
Access up to 90% CLTV with a revolving line of credit. Interest-only draw period, flexible repayment. Perfect for renovations, debt consolidation, or big expenses.
Austin is not one market. Prices, buyer profiles, and the right loan program vary widely from East Austin to Kyle. Here's what you need to know before you start.
Formerly industrial, now Austin's trendiest ZIP code. Young professionals and tech workers are the primary buyer profile. Prices range from $500,000 to $900,000. Conventional financing dominates; some jumbo at the upper end of newer construction.
Walkable, UT-adjacent neighborhood with bungalows and craftsman homes. Urban professionals, faculty, and long-time Austin residents. Price range of $700,000 to $1,000,000-plus puts most buyers solidly in conventional territory.
Bohemian character, walkable retail, and a wide price range from $600,000 to $1.2 million. Conventional and jumbo both in play depending on the specific street and property type. One of Austin's most competitive submarkets for move-up buyers.
Family-oriented suburbs with top-rated school districts and newer construction. The primary first-time buyer zone in the Austin metro. Price range of $350,000 to $550,000 is well within FHA and conventional reach. Strong appreciation history compared to the urban core.
The fastest-growing Austin suburbs. Entry-level buyers and remote workers are the core market. Prices of $280,000 to $420,000 make this the most accessible first-time buyer zone in the metro. FHA and conventional both work well here.
Affordable northeast Austin suburb with strong school options and easy access to major employers in the tech corridor. Price range of $280,000 to $420,000 attracts first-time and move-up buyers. FHA and conventional are both common in this range.
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 credit score do I need to buy a home in Austin?
Conventional loans typically require a minimum 620. FHA allows 580 with 3.5% down, making it accessible for a wide range of buyers. Clear2 works with multiple wholesale lenders and can often find options outside standard minimums depending on your full financial picture.
Are Austin home prices really down 18 to 20 percent from the peak?
Yes. Austin prices rose sharply in 2021 and 2022 and have since corrected. The city median is around $440,000, down significantly from 2022 highs. Inventory sits at 4.7 to 5.6 months and over 53 percent of listings have seen at least one price reduction, which is the highest rate in Texas. Buyers have more negotiating room now than at any point in the last five years.
What is the best Austin suburb for first-time buyers?
Cedar Park and Round Rock are the primary first-timer zones with strong schools and $350,000 to $550,000 price ranges. Kyle and Buda offer the lowest entry points in the metro, with homes from $280,000 to $420,000. Both ranges are well within FHA and conventional reach, and TDHCA or TSAHC down payment grants can apply in either area.
What are Texas property taxes like in Travis County?
Travis County's effective property tax rate is approximately 2.07 percent, among the highest in any Texas major metro. On a $440,000 purchase, that's roughly $9,100 per year. Texas has no state income tax, so property taxes carry more weight in the overall cost of ownership. Texas does offer a $140,000 homestead exemption on school district taxes and caps annual appraised value increases at 10 percent. Clear2 factors property taxes into your pre-approval number so your full payment is clear from the start.
What first-time buyer programs work in Austin?
TDHCA My First Texas Home offers up to 5% down payment assistance for first-time buyers at income limits. TSAHC Home Sweet Texas provides 2 to 5% grants for all qualifying Texas residents, not just first-time buyers. Texas Heroes targets teachers, firefighters, EMS, police, and military. All programs are compatible with FHA and conventional financing. Clear2 will identify which program fits your income and purchase price during pre-approval.
Does Clear2 lend in Texas?
Yes. Clear2 Mortgage is licensed in Texas and serves Austin buyers remotely. Our office is in Troy, MI, and we have a team member, Nicholas Hayden, focused on Texas buyers. You can reach him directly at (248) 532-0611. One Texas-specific note: because Texas is a community property state, both spouses must sign the lien on a residential homestead purchase, which we walk through during the application process.
Can I get a HELOC in Austin?
Yes. Clear2 offers HELOCs up to 90% combined loan-to-value (CLTV) in Texas, including Austin. You can draw on the line as needed during a 10-year draw period and make interest-only payments. It's a strong option for homeowners looking to fund renovations, consolidate high-interest debt, or cover major expenses without refinancing. See our full HELOC program details.
No obligation, no hard credit pull. Just a clear picture of what you qualify for from a team licensed in Texas and built around fast, transparent closings.
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.
