Travis County Loan Limits 2026 (Austin, TX)
All 2026 limits for Travis County (Austin area, Austin-Round Rock-San Marcos MSA) in one place: FHA, conforming, VA, and Texas VLB. Plus how the 2.10% effective property tax rate affects your monthly payment math.
Travis County 2026 loan limits are: FHA 1-unit $571,550 (high cost-cost designation), conforming 1-unit $832,750 (statewide Texas baseline), VA no limit for full-entitlement borrowers. Why it matters: the FHA limit caps maximum FHA loan amount in Travis County; loans above that need conventional, jumbo, or VA. The conforming limit divides conventional from jumbo. Texas-specific: the 2.10% effective property tax rate is well above the national average and materially affects your monthly escrow math.
Travis County key facts (2026)
- $571,550: 2026 one-unit FHA loan limit (High Cost designation; HUD ML 2025-23)
- $832,750: 2026 one-unit conforming loan limit (statewide; FHFA Nov 25, 2025)
- No loan limit for full-entitlement VA borrowers; partial entitlement uses conforming
- $832,750: Texas VLB Home Loan cap (Texas GLO, January 2026)
- 2.10%: effective property tax rate (verify with county appraisal district)
- $100,000 school district homestead exemption (Prop 13, Nov 2025; effective Jan 1, 2026)
- Austin: county seat; Austin-Round Rock-San Marcos: MSA
- 1,290,188: 2020 Census population
- Notable cities: Austin, Pflugerville, Lakeway, Bee Cave, West Lake Hills, Manor
Travis County 2026 FHA loan limits (1 to 4 units)
Per HUD Mortgagee Letter 2025-23, effective January 1, 2026 through December 31, 2026.
| Units | FHA Limit | Notes |
|---|---|---|
| 1-Unit | $571,550 | Single-family / condo |
| 2-Unit | $731,700 | Duplex (owner-occupied one unit) |
| 3-Unit | $884,450 | Triplex (owner-occupied one unit) |
| 4-Unit | $1,099,150 | Fourplex (owner-occupied one unit) |
Travis County program limits compared
One-unit 2026 limits across the four main loan programs.
| Program | Travis County 2026 Limit (1 unit) |
|---|---|
| FHA | $571,550 |
| Conforming (Fannie/Freddie) | $832,750 |
| VA (full entitlement) | No limit |
| VA (partial entitlement) | $832,750 |
| Texas VLB Home Loan | $832,750 |
How property tax in Travis County affects your file
Travis County's effective property tax rate runs approximately 2.10% of home value per year. The 2025 ratification of Proposition 13 raised the school-district homestead exemption to $100,000 (from $40,000), effective January 1, 2026, which lowers the school-tax portion of your bill. Over-65 and disabled homeowners get an additional $10,000 school-tax exemption.
What this means for your file: Texas property tax rates are well above the national average (Travis approximately 2.10%, Williamson approximately 2.25%, Harris approximately 2.15%, Dallas approximately 1.85%, Bexar approximately 1.75%), and they go into your monthly escrow on top of mortgage principal and interest. For DSCR investor files, the tax rate compresses the rent-to-PITIA ratio versus low-tax states.
I model the full PITIA on every Travis County file before we make an offer, so the monthly payment math is real, not a guess. I am Austin-based and licensed statewide in Texas, working Travis County routinely.
Cities and ZIPs I work in Travis County
I write files across Travis County. The cities below are the most common purchase markets:
Austin, Pflugerville, Lakeway, Bee Cave, West Lake Hills, Manor.
Sources & methodology
- HUD Mortgagee Letter 2025-23: 2026 Nationwide Forward Mortgage Limits
- HUD FHA Loan Limits Lookup: county-by-county
- FHFA: 2026 Conforming Loan Limit Values (Nov 25, 2025)
- Texas Comptroller: Property Tax (county-by-county rates)
- Texas Veterans Land Board: Home Loan Program
- Kellibrooke: Texas Conforming Loan Limits 2026
- Kellibrooke: Texas FHA Loan Limits 2026 (all 254 counties)
Common Travis County loan-limit questions
What is the 2026 FHA loan limit for Travis County?
For 2026, the one-unit FHA loan limit in Travis County is $571,550, per HUD Mortgagee Letter 2025-23. Travis County is designated a high cost-cost area. Two-unit, three-unit, and four-unit limits step up from there: $731,700 / $884,450 / $1,099,150.
What is the 2026 conforming loan limit in Travis County?
$832,750 for one-unit conventional loans. The conforming limit is statewide in Texas; no county uses a higher limit for 2026. Loans above $832,750 are conventional jumbo loans.
Are VA loans available in Travis County?
Yes. VA loans are available to eligible veterans in every Texas county including Travis County. Full-entitlement borrowers have no loan limit; partial entitlement uses the conforming limit ($832,750). All VA programs subject to VA eligibility and entitlement.
What is the property tax rate in Travis County?
Travis County's effective property tax rate runs approximately 2.10% of home value per year. The $100,000 school district homestead exemption (Proposition 13, ratified November 2025) reduces the school-tax portion. Always verify the current rate with the county appraisal district before relying on it.
Buying or refinancing in Travis County?
Send me the property and your scenario. I will run the math across FHA, conventional, jumbo, and VA (with eligibility) so you see which program your file actually lines up with.