The Ultimate Veterans Guide to VA Loans in Texas
For Veterans looking to purchase a home in Texas, the VA loan program offers significant benefits that can make homeownership more accessible.
From no down payment requirements to flexible credit guidelines, VA loans are an attractive option for military members and their families. In Texas, there are also specific state programs and housing assistance available to Veterans that further enhance these benefits.
This guide will provide an overview of VA loans in Texas, discuss the current housing market, and explore the programs available to help Veterans achieve homeownership.
Texas Veteran Programs by City
Houston Housing Authority – Veterans Affairs Supportive Housing (VASH) Program, Houston
The Houston Housing Authority, in collaboration with the VA, offers the VASH program to help veterans find and maintain permanent housing.
- Provides rental assistance vouchers with case management.
- Offers support services including mental health counseling. Learn more about Houston VASH Program
Combined Arms – Veterans Housing Services, Houston
Combined Arms connects veterans with affordable housing options and other resources.
- Provides assistance with housing applications and financial counseling.
- Offers a centralized platform to access veteran-specific services. Explore Combined Arms Housing Services
Housing Corporation of Greater Houston – Veterans Homebuyer Assistance
This program helps veterans access affordable homeownership options.
- Offers down payment assistance for first-time homebuyers.
- Provides financial education workshops to help veterans manage homeownership costs. Learn more about the Housing Corporation of Greater Houston
San Antonio Housing Authority (SAHA) – Veterans Housing Program, San Antonio
SAHA supports veterans with affordable housing options through rental assistance and homebuyer programs.
- Focuses on providing housing vouchers for homeless veterans.
- Works with local partners to offer transitional housing services. Learn more about SAHA Veterans Programs
American GI Forum National Veterans Outreach Program, San Antonio
Offers comprehensive housing assistance and supportive services to veterans in need.
- Provides temporary and permanent housing solutions.
- Assists with job placement and access to community services. Discover American GI Forum Services
Alamo Area Council of Governments (AACOG) – Veterans Housing Program
AACOG helps veterans in the San Antonio region find affordable rental options and homebuyer support.
- Offers guidance through the home-buying process with counseling services.
- Connects veterans with local resources for housing stability. Explore AACOG’s Veteran Services
Dallas Housing Authority – Veterans Rental Assistance Program, Dallas
The Dallas Housing Authority offers rental assistance to veterans through its VASH program.
- Focuses on helping homeless veterans find long-term housing solutions.
- Provides case management to support housing stability. Learn more about Dallas Veterans Housing Assistance
Metrocare Services – Veterans Housing Assistance, Dallas
Provides a range of support services to veterans, including housing and mental health care.
- Offers transitional housing options.
- Helps veterans with mental health care and employment services to ensure housing stability. Discover Metrocare Services for Veterans
Operation Tiny House – Veterans Housing Program, Dallas
This program offers unique housing solutions for veterans by building affordable tiny homes.
- Focuses on providing sustainable, low-cost housing options.
- Includes community-based living with access to support services. Learn more about Operation Tiny House
Housing Authority of the City of Austin (HACA) – Veterans Housing Assistance, Austin
HACA provides rental assistance and support to veterans through various housing programs.
- Offers the VASH program in collaboration with the VA.
- Helps veterans secure stable housing with ongoing support services. Learn more about HACA’s Veterans Programs
Caritas of Austin – Permanent Supportive Housing for Veterans
Caritas provides housing and case management services to veterans in need of long-term housing solutions.
- Offers permanent housing support with intensive case management.
- Helps veterans connect with employment and healthcare resources. Explore Caritas of Austin
Texas Veterans Land Board (VLB) – Land & Home Loan Program, Austin
Offers home and land loans specifically designed for Texas veterans.
- Provides low-interest loans for purchasing homes or land.
- Offers support throughout the application and approval process. Learn more about VLB Home Loan Program
Fort Worth Housing Solutions – Veterans Assistance Program, Fort Worth
Supports veterans with rental assistance through the VASH program.
- Provides case management to ensure long-term housing stability.
- Offers assistance with navigating rental housing options. Learn more about Fort Worth Housing Solutions
Presbyterian Night Shelter – Veterans Services, Fort Worth
Provides emergency and transitional housing options specifically for veterans.
- Offers job training and placement services to help veterans transition into permanent housing.
- Focuses on addressing homelessness among veterans in the area. Explore Presbyterian Night Shelter Services
Tarrant County Homeless Coalition – Veterans Housing Support, Fort Worth
The coalition assists veterans in finding permanent housing solutions and accessing supportive services.
- Provides housing navigation and application support.
- Collaborates with local agencies to offer financial assistance for rent. Learn more about Tarrant County Homeless Coalition
El Paso Housing Authority – Veterans Affairs Supportive Housing (VASH), El Paso
The El Paso Housing Authority partners with the VA to offer the VASH program.
- Provides rental vouchers and case management for homeless veterans.
- Focuses on finding stable housing solutions for veterans. Learn more about El Paso Housing Authority VASH Program
Rebuilding Together El Paso – Veterans Home Repair Program
Offers free home repair services to low-income veterans to ensure safe and healthy living conditions.
- Provides essential home repairs and modifications for veterans.
- Focuses on improving accessibility and safety in veteran homes. Explore Rebuilding Together El Paso
Paso del Norte Veterans Program – Supportive Housing, El Paso
Provides assistance to veterans in finding housing and accessing other supportive services.
- Offers housing navigation for veterans transitioning to permanent housing.
- Connects veterans with community resources for stability and self-sufficiency. Learn more about Paso del Norte Veterans Program
Understanding VA Loans
VA loans are mortgage loans guaranteed by the Department of Veterans Affairs (VA) and are available to eligible Veterans, active-duty service members, and certain surviving spouses. These loans provide unique benefits that are not typically offered with conventional mortgage products, including:
- No down payment required for most home purchases
- No private mortgage insurance (PMI), which can save hundreds on monthly payments
- Competitive interest rates, often lower than those of conventional loans
- Flexible credit requirements, making it easier to qualify
VA loans can be used to buy a primary residence, refinance an existing loan, or even make energy-efficient improvements to a home.
Texas Housing Market Overview
As of 2024, Texas has remained a relatively affordable state compared to other large states like California and New York. However, home prices have seen steady growth, particularly in major cities such as Austin, Dallas, Houston, and San Antonio.
According to the Texas Real Estate Research Center, the median home price in Texas is currently around $350,000. This represents a year-over-year increase, reflecting the growing demand for housing in the state. While home prices vary significantly by region, major metro areas are experiencing the highest growth rates.
Texas Average Home Prices:
| City | Average Home Price |
|---|---|
| Austin | $500,000 |
| Dallas | $400,000 |
| Houston | $350,000 |
| San Antonio | $329,000 |
Although home prices are rising, Texas remains an attractive place for Veterans due to the cost of living being generally lower than in other states. Additionally, the state has a variety of housing options, from sprawling suburban homes to downtown condos.
Texas VA Loan Limit
$766,550
In 2024, the VA removed loan limits for Veterans with full entitlement, which means eligible Texas Veterans can borrow as much as their lender will approve without a down payment. Typically the VA loan limit follows the conventional loan limit which is currently $766,550 in all Texas counties.
However, for those with partial entitlement (Veterans who already have a VA loan or defaulted on one), loan limits still apply. These limits are set based on the county where the property is located and can vary across the state.
For example, in more expensive areas like Austin, the limit might be higher, while rural areas may have lower limits.
Texas Housing Programs for Veterans
Texas provides several state-specific housing programs to support veterans in their homeownership journey. These programs offer low-interest loans, down payment assistance, and tax credits, making it easier for veterans to purchase homes or land. Below are the key programs available:
Texas State Affordable Housing Corporation (TSAHC)
- Offers fixed-rate mortgage loans and down payment assistance.
- Available for low to moderate-income families, including veterans.
- Mortgage Credit Certificate (MCC) program provides tax credits on mortgage interest.
- TSACH Website
VLB Veterans Housing Assistance Program (VHAP)
- Provides low-interest loans for veterans to purchase homes in Texas.
- Exclusively available to Texas veterans.
- Competitive interest rates with flexible terms for purchasing homes.
- VHAP Website
VLB Veterans Land Loan Program
- Offers veterans the ability to borrow up to $150,000 to purchase land.
- Low-interest rates with minimal down payment required.
- Exclusively for Texas veterans.
- VLB Website
Homes for Texas Heroes (TSAHC)
- Offers special mortgage rates and down payment assistance.
- Available to veterans, teachers, police officers, and other essential workers.
- Can be combined with TSAHC’s Mortgage Credit Certificate (MCC) for tax benefits.
- Home for Heros
TexVet Home Loan
- Provides low-interest home loans in collaboration with other veteran programs.
- Helps veterans navigate the home loan process and find the best options.
- Works alongside programs like VHAP and Homes for Texas Heroes.
- TexVet Website
Property Taxes in Texas
For VA buyers in Texas, property taxes are another important factor to consider. Fortunately, there are exemptions available for eligible veterans that can help reduce the cost of homeownership.
You may qualify for a property tax exemption in Texas if you meet one of the following criteria:
- Veterans with a 100 percent disability rating are fully exempt from property taxes.
- Veterans with a disability rating between 70-100 percent may qualify for a $12,000 exemption.
- Veterans with a disability rating between 50-69 percent may be eligible for a $10,000 exemption.
- Veterans with a disability rating between 30-49 percent may receive a $7,500 exemption.
- Veterans with a disability rating between 10-29 percent may qualify for a $5,000 exemption.
If you are not exempt, the American Community Survey by the U.S. Census Bureau provides estimates for property taxes in various counties throughout Texas.
Property Tax Exemptions for Texas Veterans
Texas offers substantial property tax exemptions for disabled Veterans. The amount of the exemption varies depending on the degree of the Veteran’s disability:
| Disability Rating | Property Tax Exemption Amount |
|---|---|
| 100% Disability | Full exemption from property taxes |
| 70%-100% Disability | $12,000 exemption |
| 50%-69% Disability | $10,000 exemption |
| 30%-49% Disability | $7,500 exemption |
| 10%-29% Disability | $5,000 exemption |
These property tax exemptions can significantly reduce the cost of homeownership for Veterans in Texas, making it even more affordable to own a home.
Property Tax Rate by County
| County | Property Tax Rate |
|---|---|
| Anderson | 1.24% |
| Andrews | 0.88% |
| Angelina | 1.35% |
| Aransas | 1.29% |
| Archer | 1.60% |
| Atascosa | 1.40% |
| Austin | 1.30% |
| Bailey | 1.53% |
| Bandera | 1.17% |
| Bastrop | 1.89% |
| Baylor | 0.99% |
| Bee | 1.23% |
| Bell | 1.88% |
| Bexar | 2.12% |
| Blanco | 1.17% |
| Borden | 0.73% |
| Bosque | 1.26% |
| Bowie | 1.34% |
| Brazoria | 2.03% |
| Brazos | 1.88% |
| Brewster | 1.08% |
| Briscoe | 1.35% |
| Brooks | 1.00% |
| Brown | 1.41% |
| Burleson | 1.31% |
| Burnet | 1.40% |
| Caldwell | 1.69% |
| Calhoun | 1.16% |
| Callahan | 1.11% |
| Cameron | 1.76% |
| Camp | 1.28% |
| Carson | 1.19% |
| Cass | 1.14% |
| Castro | 1.64% |
| Chambers | 1.54% |
| Cherokee | 1.32% |
| Childress | 1.60% |
| Clay | 1.55% |
| Cochran | 1.38% |
| Coke | 1.34% |
| Coleman | 1.04% |
| Collin | 2.19% |
| Collingsworth | 1.56% |
| Colorado | 1.18% |
| Comal | 1.48% |
| Comanche | 1.25% |
| Concho | 1.45% |
| Cooke | 1.73% |
| Coryell | 1.68% |
| Cottle | 1.07% |
| Crane | 1.20% |
| Crockett | 0.66% |
| Crosby | 1.92% |
| Culberson | 2.23% |
| Dallam | 1.05% |
| Dallas | 2.18% |
| Dawson | 1.57% |
| Deaf Smith | 1.76% |
| Delta | 1.66% |
| Denton | 2.14% |
| DeWitt | 1.27% |
| Dickens | 0.93% |
| Dimmitt | 1.13% |
| Donley | 1.49% |
| Duval | 0.83% |
| Eastland | 1.08% |
| Ector | 1.41% |
| Edwards | 0.83% |
| El Paso | 2.09% |
| Ellis | 1.84% |
| Erath | 1.48% |
| Falls | 1.33% |
| Fannin | 1.44% |
| Fayette | 1.16% |
| Fisher | 1.37% |
| Floyd | 1.52% |
| Foard | 2.05% |
| Fort Bend | 2.48% |
| Franklin | 1.21% |
| Freestone | 1.19% |
| Frio | 1.57% |
| Gaines | 1.19% |
| Galveston | 2.01% |
| Garza | 1.23% |
| Gillespie | 1.16% |
| Glasscock | 0.56% |
| Goliad | 0.71% |
| Gonzales | 1.44% |
| Gray | 1.48% |
| Grayson | 1.53% |
| Gregg | 1.35% |
| Grimes | 1.06% |
| Guadalupe | 1.60% |
| Hale | 1.58% |
| Hall | 1.65% |
| Hamilton | 1.64% |
| Hansford | 1.58% |
| Hardeman | 1.46% |
| Hardin | 1.23% |
| Harris | 2.31% |
| Harrison | 1.14% |
| Hartley | 1.45% |
| Haskell | 1.34% |
| Hays | 1.97% |
| Hemphill | 1.27% |
| Henderson | 1.22% |
| Hidalgo | 1.92% |
| Hill | 1.45% |
| Hockley | 1.40% |
| Hood | 1.24% |
| Hopkins | 1.38% |
| Houston | 1.11% |
| Howard | 1.23% |
| Hudspeth | 1.16% |
| Hunt | 1.57% |
| Hutchinson | 1.39% |
| Irion | 1.18% |
| Jack | 1.30% |
| Jackson | 1.48% |
| Jasper | 0.86% |
| Jeff Davis | 0.96% |
| Jefferson | 1.59% |
| Jim Hogg | 1.13% |
| Jim Wells | 1.29% |
| Johnson | 1.67% |
| Jones | 1.41% |
| Karnes | 1.21% |
| Kaufman | 2.00% |
| Kendall | 1.45% |
| Kenedy | 1.07% |
| Kent | 0.81% |
| Kerr | 1.33% |
| Kimble | 1.15% |
| King | 1.56% |
| Kinney | 0.87% |
| Kleberg | 1.63% |
| Knox | 1.63% |
| La Salle | 1.23% |
| Lamar | 1.39% |
| Lamb | 1.25% |
| Lampasas | 1.36% |
| Lavaca | 1.13% |
| Lee | 1.27% |
| Leon | 0.86% |
| Liberty | 1.58% |
| Limestone | 1.09% |
| Lipscomb | 1.29% |
| Live Oak | 0.69% |
| Llano | 0.99% |
| Loving | 2.00% |
| Lubbock | 1.75% |
| Lynn | 1.94% |
| Madison | 0.98% |
| Marion | 0.97% |
| Martin | 1.26% |
| Mason | 0.74% |
| Matagorda | 1.30% |
| Maverick | 1.31% |
| McCulloch | 1.01% |
| McLennan | 1.62% |
| McMullen | 0.73% |
| Medina | 1.39% |
| Menard | 1.16% |
| Midland | 1.50% |
| Milam | 1.27% |
| Mills | 0.98% |
| Mitchell | 1.65% |
| Montague | 1.25% |
| Montgomery | 1.99% |
| Moore | 1.37% |
| Morris | 1.20% |
| Motley | 1.04% |
| Nacogdoches | 1.03% |
| Navarro | 1.48% |
| Newton | 0.77% |
| Nolan | 1.38% |
| Nueces | 1.97% |
| Ochiltree | 1.40% |
| Oldham | 1.70% |
| Orange | 1.37% |
| Palo Pinto | 1.17% |
| Panola | 1.04% |
| Parker | 1.67% |
| Parmer | 1.33% |
| Pecos | 0.83% |
| Polk | 1.12% |
| Potter | 1.76% |
| Presidio | 1.35% |
| Rains | 1.35% |
| Randall | 1.74% |
| Reagan | 1.05% |
| Real | 1.39% |
| Red River | 1.17% |
| Reeves | 1.56% |
| Refugio | 0.92% |
| Roberts | 1.25% |
| Robertson | 1.01% |
| Rockwall | 2.14% |
| Runnels | 1.80% |
| Rusk | 1.01% |
| Sabine | 0.64% |
| San Augustine | 0.91% |
| San Jacinto | 1.18% |
| San Patricio | 1.76% |
| San Saba | 1.14% |
| Schleicher | 1.07% |
| Scurry | 1.31% |
| Shackelford | 1.10% |
| Shelby | 0.84% |
| Sherman | 1.26% |
| Smith | 1.36% |
| Somervell | 0.96% |
| Starr | 0.88% |
| Stephens | 1.26% |
| Sterling | 0.76% |
| Stonewall | 1.48% |
| Sutton | 0.89% |
| Swisher | 1.54% |
| Tarrant | 2.37% |
| Taylor | 1.52% |
| Terrell | 0.67% |
| Terry | 1.43% |
| Throckmorton | 1.47% |
| Titus | 1.31% |
| Tom Green | 1.36% |
| Travis | 1.98% |
| Trinity | 0.96% |
| Tyler | 0.92% |
| Upshur | 1.30% |
| Upton | 0.84% |
| Uvalde | 1.40% |
| Val Verde | 1.55% |
| Van Zandt | 1.22% |
| Victoria | 1.79% |
| Walker | 1.40% |
| Waller | 1.67% |
| Ward | 0.76% |
| Washington | 1.52% |
| Webb | 2.18% |
| Wharton | 1.60% |
| Wheeler | 1.09% |
| Wichita | 1.69% |
| Wilbarger | 1.55% |
| Willacy | 1.57% |
| Williamson | 2.22% |
| Wilson | 1.65% |
| Winkler | 1.20% |
| Wise | 1.49% |
| Wood | 1.16% |
| Yoakum | 1.11% |
| Young | 1.12% |
| Zapata | 0.76% |
| Zavala | 1.00% |
Who are VA Loans For?
VA loans are an excellent option for veterans, active-duty military personnel, and qualified surviving spouses who want to purchase a home without needing a down payment. This loan type is particularly helpful for individuals who may have limited savings or lower credit scores. Additionally, VA loans are a smart choice for refinancing current home loans.
How VA Loans Work?
The Department of Veterans Affairs (VA) backs VA loans, offering lenders protection against losses in case the borrower defaults. This assurance allows veterans to secure loans with better conditions, including lower interest rates and no need for private mortgage insurance (PMI).
How to Qualify?
- Served at least 90 consecutive days during wartime or 181 days during peacetime.
- VA Certificate of Eligibility
- No down payment required.
- Minimum 620 credit score
- Debt-to-income of 45% or lower
VA Loan Eligibility Criteria
To be eligible for a VA loan, applicants must satisfy specific service and eligibility guidelines established by the Department of Veterans Affairs.
- Veterans: Those who have fulfilled the necessary active-duty service requirements and received a discharge under conditions other than dishonorable.
- Active-duty service members: Currently serving active-duty personnel are also eligible.
- National Guard and Reserve members: Must have completed at least six years of service or served a minimum of 90 days of active duty during periods of war.
- Surviving spouses: Spouses of service members who died in the line of duty or due to a service-related injury may also be eligible for VA loan benefits.
The following are the general service time requirements
- 90 consecutive days of active duty during wartime
- 181 consecutive days of active duty during peacetime
- 6 years of service in the National Guard or Reserves, or 90 days of active-duty service under Title 32 orders (with at least 30 consecutive days served)
VA Loan Eligibility Calculator
How to Apply for a VA Loan in Texas
Applying for a VA loan in Texas follows the same general process as in other states. However, it’s important to ensure that you’re working with a lender familiar with Texas VA loan programs and the specific benefits available to Veterans in the state. Here’s a step-by-step overview of the VA loan application process:
- Obtain a Certificate of Eligibility (COE): You’ll need a COE from the VA to prove your eligibility. Many lenders can help you obtain this, or you can apply directly through the VA’s eBenefits portal.
- Get Pre-approved: Before shopping for a home, it’s essential to get pre-approved by a VA-approved lender. This will give you an idea of how much you can afford and will make the home-buying process smoother.
- Find a VA-Savvy Realtor: It’s helpful to work with a real estate agent experienced with VA loans who can help guide you through the process and ensure that your offer stands out to sellers.
- Complete the VA Loan Process: Once you’ve found a home, your lender will process the loan application, conduct an appraisal, and work with you to close the loan.
VA Loan FAQs for Texas
1. Can I use a VA loan more than once in Texas?
Yes, VA loans are a lifetime benefit, meaning you can use them multiple times as long as you meet eligibility requirements and have remaining entitlement.
2. Do Texas Veterans pay property taxes?
Veterans with a 100% disability rating are fully exempt from paying property taxes in Texas. Partial exemptions are available for Veterans with a disability rating of 10% or higher.
3. What are the current VA loan limits in Texas?
For Veterans with full entitlement, there are no loan limits in Texas. For those with partial entitlement, loan limits are determined by the county where the property is located.
4. How long does it take to close on a VA loan in Texas?
The VA loan process typically takes 30-45 days, depending on factors like the lender’s workload and the complexity of the transaction.
5. What are the benefits of using a VA loan in Texas?
VA loans offer several benefits, including no down payment, no PMI, competitive interest rates, and flexible credit requirements. Texas Veterans can also take advantage of state programs like property tax exemptions and the VLB Housing Assistance Program.
6. Can I combine a VA loan with other Texas Veteran housing programs?
Yes, Veterans in Texas can combine VA loans with other state-specific programs like those offered by the Texas Veterans Land Board and the Texas State Affordable Housing Corporation.
7. Are there any additional fees associated with VA loans in Texas?
VA loans require a one-time VA funding fee, which varies depending on factors like the loan type and whether it’s your first VA loan. However, Veterans with service-related disabilities may be exempt from this fee.
8. Can I use a VA loan to buy land in Texas?
While VA loans are generally intended for home purchases, Veterans can use the Texas Veterans Land Loan Program to finance the purchase of land.
Explore Our Texas VA Loan Guides by City
We’ve developed guides for several Texas cities, each tailored to meet the needs of veterans looking to buy a home in these communities:
What’s Covered in Our Local VA Loan Guides?
Our local VA loan guides provide in-depth information tailored to each city, including:
- Local Housing Market Overview
Understand the local real estate landscape with key details such as average home prices, cost of living comparisons, and trends specific to each community. This section helps you get a sense of what to expect and how to budget for your home purchase. - VA Loan Limits and Eligibility Requirements
Learn about the VA loan limits for your chosen city and the eligibility criteria for using your benefits. We break down the service requirements, income considerations, and any additional factors that might impact your loan application. - Benefits of Using a VA Loan
Explore the unique advantages of VA loans, including no down payment requirements, no private mortgage insurance (PMI), and lower interest rates compared to conventional loans. We highlight how these benefits can help veterans achieve homeownership and save money in the long run. - Top Veteran-Friendly Neighborhoods
Each guide features a detailed look at the best neighborhoods for veterans, taking into account affordability, proximity to military bases, local amenities, and community support. Whether you’re seeking a family-friendly environment or a more vibrant urban setting, our guides offer neighborhood recommendations for all lifestyles. - Local Veteran Assistance Programs
Discover the resources available to veterans in each city, such as homebuyer assistance programs, down payment grants, healthcare services, and employment support. We also provide contact information for local VA offices and organizations dedicated to helping veterans access their benefits. - Local Housing Assistance Programs for Veterans
Find out about specific programs in your area that offer financial support, home repairs, and specialized loan options for veterans. Each guide details these local programs, along with eligibility criteria and how to apply. - How to Apply for a VA Loan
Our guides walk you through the VA loan application process, from obtaining your Certificate of Eligibility (COE) to finding a VA-savvy real estate agent and closing your loan. We offer tips and resources to ensure a smooth homebuying experience. - Frequently Asked Questions (FAQs)
Each guide concludes with a FAQ section answering common questions about VA loans, eligibility, property requirements, and more. This helps clarify any uncertainties you might have before starting the process.
Why Choose Texas for Your VA Loan?
Texas has one of the largest veteran populations in the United States, with numerous programs and resources dedicated to helping veterans buy a home, access healthcare, and find employment.
Using your VA loan benefits in Texas can open up many opportunities, from zero down payments to specialized veteran services that support homeownership.
Start Your VA Loan Journey Today
Explore our city-specific VA loan guides to find the information and resources you need to make the best decision for your home purchase. With the right guidance and support, you can maximize your VA benefits and achieve homeownership in your chosen Texas community.
Ready to get started? Check out our guides today and take the first step toward finding your perfect home in Texas.