Austin Mortgage Broker: 2026 Loan Limits and Options
What it takes to finance a home in Austin in 2026: address-specific county checks, current loan limits, property-tax records, and the program that fits the actual loan amount. I am based in Austin and write Austin files routinely.
Austin, Texas mortgage in 2026: The property's county, not the city name alone, controls its FHA limit and local tax records. Austin city limits lie primarily in Travis County and also extend into Hays and Williamson counties. The 2026 FHA one-unit limit is $571,550 in Travis County, Hays County and Williamson County. The baseline conforming one-unit limit is $832,750. Bottom line: I compare the actual loan amount and property address across FHA, conventional, VA, and jumbo paths before you make an offer.
Austin home-financing facts (2026)
- $571,550: 2026 FHA one-unit limit in Travis County, Hays County and Williamson County
- $832,750: 2026 baseline conforming one-unit limit
- No VA county loan limit for borrowers with full entitlement; lender approval and VA requirements still apply
- County check first: Austin city limits lie primarily in Travis County and also extend into Hays and Williamson counties.
- Address-specific taxes: use the appraisal and taxing-unit records for the property, not a citywide percentage
- Areas I work: Mueller, South Congress, East Austin, Circle C Ranch, Tarrytown
Which loan fits a home in Austin in 2026
Loan limits apply to the loan amount, not the purchase price. A purchase above a program's limit may still fit when the down payment brings the applicable loan amount under that limit. FHA limits depend on the property's county and unit count; the 2026 baseline conforming one-unit limit is $832,750.
I start with the address, county, occupancy, unit count, and actual requested loan amount. Then I compare FHA, conventional, VA eligibility and entitlement, and jumbo requirements instead of assigning a program from a citywide home-price estimate.
Austin 2026 loan-limit checkpoints
| Benchmark | 2026 Amount | How it applies to your loan |
|---|---|---|
| FHA 1-unit (Travis County, Hays County and Williamson County) | $571,550 | County and unit count control the FHA limit |
| Baseline conforming 1-unit | $832,750 | Baseline one-unit limit; verify property and program details |
| VA (full entitlement) | No VA county limit | Lender approval, appraisal, eligibility, and entitlement still apply |
Loan programs I run for Austin buyers
I am a broker, so I shop your file across lenders rather than fitting you to one bank's menu. The programs that come up most on Austin files:
FHA for a lower down payment and flexible credit, conventional at or under the applicable conforming limit, VA for eligible veterans (full entitlement generally has no VA county loan limit, though qualification and lender rules apply), and Austin jumbo loans when the loan amount exceeds that limit. For self-employed or entity income, start with my Austin income-calculation guide. For layered W-2, bonus, commission, RSU, K-1, rental, or eligible asset-derived income, use the complex-income mortgage guide. Residential investors planning an eligible one-to-four-unit portfolio can start with the investor portfolio structuring guide.
Property tax in Austin
There is no single Austin property-tax percentage that accurately estimates every home. Texas has no state property tax; local taxing units set their own rates, and the bill depends on appraised value, exemptions, and the combination of city, county, school, and special districts attached to the address. I use the property's current records when modeling the full housing payment.
Start with the applicable county record: Travis County, Hays County and Williamson County. The Texas Comptroller also directs property-specific appraisal and tax questions to the local appraisal district or tax assessor-collector.
If the bigger question is timing, use the Austin buy-now-or-wait guide to compare payment, inventory, concessions, break-even assumptions, and the cost of waiting.
Primary sources
Austin mortgage questions
Does a home's purchase price in Austin have to be below the loan limit?
No. A mortgage loan limit caps the applicable loan amount, not the home's purchase price. A down payment can bring the loan amount below the FHA or conforming limit, subject to appraisal, credit, income, asset, occupancy, and program requirements. For a home in Austin, confirm the property's county before using a county-based limit.
What 2026 loan limits apply in Austin?
Austin city limits lie primarily in Travis County and also extend into Hays and Williamson counties. The 2026 FHA one-unit limit is $571,550 in Travis County, Hays County and Williamson County. The 2026 baseline conforming one-unit limit is $832,750. Borrowers with full VA entitlement do not have a VA county loan limit, but lender approval, affordability, appraisal, eligibility, and entitlement requirements still apply.
Can I use an FHA loan in Austin?
Yes, subject to FHA qualification, occupancy, appraisal, and property requirements. The 2026 FHA one-unit limit is $571,550 in Travis County, Hays County and Williamson County. The property's county and unit count control the applicable FHA maximum.
What property tax rate should I use for a Austin home?
There is no single Austin property-tax rate that fits every address. Texas property taxes are local: the bill depends on the property's appraised value, exemptions, and the rates adopted by its city, county, school district, and any special districts. Use the property's county appraisal and tax records for the estimate.
What first-time home buyer programs are available in Austin?
Texas statewide homebuyer programs administered by TSAHC, including Home Sweet Texas and Homes for Texas Heroes, and TDHCA programs such as My First Texas Home may be available in Austin. A Texas Mortgage Credit Certificate may also be available. Eligibility, funding, property, location, loan, and participating-lender requirements vary and must be confirmed under the current program rules.
How much is the homestead exemption in Austin?
If you use your Austin home as your primary residence, you can claim the statewide Texas school-district homestead exemption, which removes $140,000 of appraised value from the school-tax portion of your bill. Your dollar savings equal $140,000 times your local school-district tax rate. Homeowners 65 or older or disabled qualify for additional exemptions. File the exemption with your county appraisal district.
How do I get pre-approved for a mortgage in Austin?
Send me your income documentation, recent bank statements, and authorization to pull credit. I review the file, confirm which programs you qualify for, and issue a pre-approval letter you can use to make offers in Austin. Pre-approval involves a credit inquiry, but it shows sellers your financing is solid. As a broker I shop your file across multiple lenders instead of a single bank's products.
Buying or refinancing in Austin?
Send me the property and your scenario. I will run FHA, conventional, jumbo, and VA (with eligibility) against the Austin price point and your numbers, so you see exactly which program fits.