Austin Mortgage Loan Officer
Texas Real Estate Sales Agent #454749, AXEN Realty LLC · Senior Loan Officer, Individual NMLS 877741, NEXA Lending
I am Patrick Kevin Fagan, a mortgage loan officer with NEXA Mortgage, LLC dba NEXA Lending and a Texas real estate sales agent with AXEN Realty LLC. I originate home financing across the state of Texas, so Austin buyers get the same loan officer care as my San Antonio clients: a clear pre-approval, an honest walkthrough of the numbers, and financing structured to minimize your cash to close.
First-time homebuyers are my focus. Austin sits mostly in Travis County, with parts of the city extending into Williamson and Hays counties, so program eligibility, tax rates, and school district all depend on the exact address, not the ZIP code. I explain every stage from credit to keys and match you to the loan program that fits your situation, whether that is conventional, FHA, VA, or USDA.
Down Payment Help
Down Payment and Closing-Cost Assistance in Austin
Austin buyers have several layers of help: the City of Austin program, the Travis County program, and the state programs TDHCA and TSAHC. Each has its own income limits, purchase price caps, and loan-type restrictions, and the address, not the ZIP code, decides which city and county programs apply.
City of Austin DPA
The City of Austin down payment assistance offers up to $40,000 for down payment and closing costs, including prepaid expenses, on a single-family home or condo inside Austin's Full Purpose city limits. The sales price cannot exceed $440,000. As published, you must be a first-time homebuyer, have not owned a home in the last three years, or have been displaced or divorced. Income must be at or below 80% MFI, with published maximums of $74,800 for 1 person, $85,450 for 2, $96,150 for 3, $106,800 for 4, and $115,350 for 5. The city describes the assistance as a 0% interest (0% APR) loan.
Requirements include a homebuyer education certificate (the course costs $99 plus the purchase of the NeighborWorks handbook), approval through a participating lender, 2 months of pay stubs for all household members over 18, 2 years of W-2s or 1099s, and 6 months of checking and savings statements. The research could not confirm the repayment or forgiveness terms, allowed first-mortgage loan types, or whether it can be stacked with state programs.
Travis County HFC "Hill Country Home"
Travis County's Hill Country Home program offers 4%, 5%, or 6% of the initial loan amount as a 0% interest, 10-year forgivable second mortgage. It works with FHA, VA, USDA-RD, or Freddie Mac HFA Advantage 30-year fixed loans, anywhere in Travis County including inside the City of Austin. It is not limited to first-time buyers, but the home must be your primary residence, and homebuyer education is required for first-time buyers only. Minimum credit score is 640, maximum DTI is 45% (50% with a 680 score), maximum income is $138,460 (140% of AMI), and the purchase price limit is $364,452. The county says a lender program fee may be charged, so net assistance can vary.
The research could not confirm whether the $138,460 income limit and $364,452 price limit are current (the county brochure carrying these figures is dated 6/21). The brochure also lists a separate cap of $79,120 for Freddie Mac HFA Advantage borrowers, with the same caveat.
TDHCA My First Texas Home
The state's first-time buyer program. For the Austin-Round Rock-San Marcos MSA (Bastrop, Caldwell, Hays, Travis, Williamson), limits effective July 13, 2026: income of $134,400 for 1 or 2 persons and $154,560 for 3 or more in non-targeted areas, or $161,280 and $188,160 in targeted census tracts. The purchase price limit is $598,019 non-targeted and $730,912 targeted.
Rates posted September 29, 2026: bond-funded FHA, USDA, or VA at 6.625% with no DPA, 7.000% with 3% DPA, and 7.125% with 4% DPA; targeted-area bond loans at 6.500% no DPA, 6.875% with 3% DPA, and 7.000% with 4% DPA. The MFTH DPA is a 30-year deferred repayable second lien, and origination points are capped at 0.50%. First-time buyer applicants must reside in Texas at the time of application.
TDHCA My Choice Texas Home
The state's no-first-time-requirement program. Austin MSA income limits effective July 13, 2026: $107,520 for conventional at or below 80% AMFI, $228,480 for conventional over 80% AMFI, and $228,480 for FHA, VA, and USDA (170% AMFI). There are no purchase price limits; agency guidelines apply. The September 29, 2026 rate notice lists a 3-year deferred forgivable second lien option under My Choice.
TDHCA also advertises partner gift funds (Capital Area HFC) that can be combined with TDHCA DPA in certain counties; the research could not confirm the gift amount or which counties qualify.
TSAHC Home Sweet Texas
TSAHC's Home Sweet Texas and Homes for Texas Heroes offer up to 5% of the loan amount for down payment and/or closing costs. You choose a grant, a deferred forgivable second lien (forgiven after three years if you do not sell, refinance, or move out), or a deferred repayable second lien. It is open to first-time and repeat buyers. Heroes covers public school teachers and aides, police, firefighters, EMS, veterans and active military, corrections officers, and nursing and allied health faculty.
Austin metro income limits (TSAHC post dated July 10, 2026): Home Sweet Texas $201,600 and Homes for Texas Heroes $228,480. TSAHC says its DPA funding source is unlimited for most options, and its published limit chart shows no purchase price limit on DPA-only loans (that chart predates May 29, 2024). A secondary source puts the minimum credit score at 620.
Affordable Housing Partners
The city page also points buyers to the Austin Community Land Trust (you own the home and lease the land) and lists Austin Habitat for Humanity, Guadalupe NDC, HomeBase, and the Mueller Affordable Homes Program as affordable housing partners.
The research found no current homeownership or down payment program from the Housing Authority of the City of Austin (HACA), so none is listed here.
City homebuyer resourcesThe honest rule: at $500,000, Austin's local programs drop away and only state programs remain. The City of Austin DPA caps the price at $440,000 and Travis County's Hill Country Home caps it at $364,452, so at typical Austin price points the state programs (TDHCA and TSAHC) often matter more.
Property Taxes
The Austin Property Tax Stack
Your property tax bill in Austin is a stack of separate taxing units, not one rate. The appraisal district is the Travis Central Appraisal District (TCAD). The worked example below uses a home in Austin city limits and Austin ISD. Exemption figures come from TCAD's 2026 Exemption Listing Report (generated July 19, 2026), as reported by a local brokerage.
2026 Rates (Austin City Limits + Austin ISD)
Per $100 of taxable value.
- City of Austin (adopted Aug 12, 2026)$0.579948
- Austin ISD (proposed)$0.9184
- Travis County (voter-approval ceiling)$0.386210
- Central Health (proposed)$0.135195
- Austin Community College (2025 adopted)$0.1034
- Combined, no exemptions$2.123153
The City of Austin rate was adopted August 12, 2026 (up from $0.524017) and is the most the city could adopt without voter approval. The research could not confirm whether Austin ISD adopted exactly $0.9184, the adopted Travis County rate (the $0.386210 voter-approval ceiling is used here), or the adopted Central Health figure. ACC's $0.1034 is the 2025 adopted rate.
Typical Bill on a Median-Priced Home
Austin city limits, Austin ISD, on the $560,000 City of Austin median (August 2026).
- Austin ISD$3,857.28
- City of Austin$2,598.17
- Travis County$1,730.22
- Central Health$605.67
- Austin Community College$573.25
- Estimated annual bill (homestead)$9,364.59
- That is about$780.38 / month
- With no homestead exemption$11,889.66 / year
Homestead exemptions (2026): school districts (Austin ISD, Lake Travis ISD, Eanes ISD) $140,000; City of Austin, Travis County, and Central Health 20% of value with a $5,000 minimum; ACC 1% of value with a $5,000 minimum. The $140,000 school exemption comes from Proposition 13, approved by Texas voters November 4, 2025. These calculations assume taxable value equals the sales price, which is often not true in the first year.
The City's Own Figures
The city projects the typical city-portion bill rises from under $2,100 to about $2,250, based on a projected median home value of $484,907. Austin ISD projects the median homeowner's AISD bill falls from $3,525 to $3,461.
The school district rate swings the bill more than the city does. 2026 adopted rates: Leander ISD $1.1169 and Lake Travis ISD $1.0329; Del Valle ISD proposed $1.0328, pending a November tax rate election; Round Rock ISD's rate is tied to a November tax rate election. MUD and PID assessments add to the bill in many newer subdivisions, so check the TCAD account for each address.
Verify the current adopted rates and exemptions for the exact property at traviscad.org.
Homeowners Insurance
Insurance Costs and Local Risk in Austin
The Texas statewide average annual homeowners premium is $3,506 (2025, preliminary), up from $1,961 in 2019, with average rate changes of +21.1% in 2023, +18.7% in 2024, and +4.3% in 2025. Filed rate requests have turned slightly negative: -0.8% over 30 days in August 2026 and -1.8% over 90 days from June to August 2026. A third-party quote model estimates an Austin average of $3,204 per year for $300,000 of dwelling coverage and a $1,000 deductible.
What Drives the Premium
- Hail and wind: wind and hail have averaged 62% of Texas homeowners losses since 2019, and insurers paid $8.74 billion in total homeowners losses in 2025.
- Percentage deductibles: a policyholder group reports 2% has become the dominant standard wind and hail deductible across most of Texas in 2026. On a $350,000 dwelling, that is $7,000 out of pocket per claim.
- Windstorm: TWIA coverage applies only to 14 coastal counties and parts of Harris County. Travis County is not TWIA territory, so wind and hail are priced into the standard policy.
- Flood: after NOAA Atlas 14, Austin regulates development using the current FEMA 500-year floodplain until its restudy is done. The city advises asking an agent about flood insurance and says premiums may rise once FEMA updates its maps. The city estimated about 3,200 additional buildings would fall in the floodplain under the Atlas 14 maps (2019 figure).
- Wildfire: more than half of Austin falls into one of three Wildland-Urban Interface code zones, and even small repairs there must use ignition-resistant materials. Austin ranks fifth in the nation for number of homes at wildfire risk.
Sources
- TDI Texas homeowners insurance market overview
- Insurify Austin estimate
- TDI hail and wind losses
- Wind and hail deductible (secondary)
- Austin floodplains
- Atlas 14 FAQ
- WUI guide
- Wildfire risk ranking
The research could not confirm the Travis County average premium from the TDI county map. Flood address lookup: ATXFloodPro.com.
Market Numbers
Median Price and Down Payment in Austin
These are the most recent dated figures, each tied to its source and reporting month. Market data changes monthly, so I always pull the freshest numbers for the exact area and price band you are shopping.
$560,000
City of Austin median, August 2026
Unlock MLS, down 4.3% year over year
$489,000
Travis County median, August 2026
Unlock MLS, down 6.4% year over year
$412,000
Austin MSA median, August 2026
Unlock MLS, 5.1 months of inventory
93.3%
Average sale-to-list ratio, City of Austin
Unlock MLS, August 2026
Unlock MLS, August 2026 Central Texas Housing Report (released September 15, 2026): City of Austin median $560,000 (down 4.3%) with 844 sales and 4.6 months of inventory; Travis County $489,000 (down 6.4%); Austin-Round Rock-San Marcos MSA $412,000 (down 6.4%) with 5.1 months of inventory; Williamson County $399,900; Hays County $355,000. Source: Unlock MLS Central Texas Housing Report.
Down Payment on the $560,000 City Median
Minimums by loan type. Arithmetic from the research.
$19,600
FHA 3.5%
$16,800
Conventional 3%
$28,000
Conventional 5%
$112,000
Conventional 20%
$0
VA and USDA
FHA works at the median: a secondary source puts the 2026 Travis County FHA single-family limit at $649,750. The national median first-time buyer down payment is 10% (NAR 2025 Profile), which would be $56,000 on the Austin median; that is a national figure, not an Austin figure. Source: TSAHC minimums, FHA limit (secondary), NAR 2025 Profile.
Schools and Commute
School Districts and Commute for Austin Buyers
An Austin mailing address does not guarantee Austin city limits, and the City DPA requires Full Purpose city limits, so check the city jurisdictions map. The address, not the ZIP, drives the school district, the tax stack, and program eligibility.
2026 TEA A-F Ratings
Released August 2026: Austin ISD B (81), up from C (79); Pflugerville ISD B (81); Round Rock ISD B (89); Leander ISD B (87); Georgetown ISD B (80); Hutto ISD C (75); Manor ISD D (66); Del Valle ISD D (66). Eanes ISD and Lake Travis ISD earned A.
Austin ISD caution: Burnet and Webb middle schools received a fifth consecutive F, which triggers state action (TEA must close the campuses or take over the district), and AISD is the only district that may face intervention based on 2026 ratings. Ratings can be appealed through September 11 and are finalized in December.
ZIP Codes That Split Districts
These ZIP codes cross multiple districts, so buyers must check the exact address:
- 78744 (Austin): Austin ISD and Del Valle ISD.
- 78746 (Austin, Rollingwood, West Lake Hills): Austin ISD and Eanes ISD.
- 78717 (Austin, Cedar Park, Round Rock): Leander ISD and Round Rock ISD.
- 78660 (Austin, Pflugerville, Round Rock): Manor, Pflugerville, and Round Rock ISDs.
- 78653 (Austin, Manor, Pflugerville): Del Valle, Elgin, Manor, and Pflugerville ISDs.
Average commute for Austin residents: 23.7 minutes (2024 Census data); most drive alone. The I-35 Capital Express Central project is a $5.6 billion rebuild from US 290 East to SH 71/Ben White expected to finish in 2033, so expect construction delays on the main north-south corridor for years.
Address-level school lookup: TXschools.gov has a map tool.
Worked Examples
Buyer Scenarios at $250,000, $350,000, and $500,000
These are estimates, not a loan offer. Rates are as of October 1, 2026: FHA 30-year at 7.15% (Mortgage News Daily daily index) and conventional 30-year at 7.28% (Freddie Mac PMMS, week of 10/1/2026, 20% down, excellent credit, up from 7.03% the prior week). FHA uses 3.5% down, a 1.75% upfront MIP financed into the loan, and a 0.55% annual MIP (base loan at or under $726,200, LTV over 95%) calculated on the base loan. Taxes use Austin city limits and Austin ISD with a homestead on file, value assumed equal to price. Insurance uses the $3,506 per year TDI statewide average ($292.17 per month); it is not Austin-specific and likely runs low for a $500,000 home. Closing costs run 2% to 5% of price and include prepaid taxes and insurance. No HOA, MUD, or PID dues are included.
$250,000 · FHA
- Down payment
- $8,750
- Loan
- $245,471.88
- Monthly payment
- $2,349.53
- Without homestead
- $2,503.00
- Cash to close
- $13,750 to $21,250
Monthly: P&I $1,657.93 + MIP $110.57 + taxes $288.86 + insurance $292.17. Without the homestead exemption (common in year one): $2,503.00.
Programs that fit: City of Austin DPA (price under $440,000; income at or below 80% MFI, for example $85,450 for 2 people) up to $40,000, more than the full cash-to-close range; Hill Country Home (price under $364,452; 640 score) at 4% to 6% of loan, $9,818.88 to $14,728.31; TSAHC up to 5% of loan, $12,273.59; and TDHCA My First Texas Home, under the $598,019 price limit, with DPA at 3% or 4% on bond loans. The research could not confirm whether the City DPA can be stacked with a state or county program on the same loan.
$350,000 · FHA
- Down payment
- $12,250
- Loan
- $343,660.62
- Monthly payment
- $3,215.51
- Without homestead
- $3,387.33
- Cash to close
- $19,250 to $29,750
Monthly: P&I $2,321.11 + MIP $154.80 + taxes $447.43 + insurance $292.17.
Programs that fit: City of Austin DPA (under the $440,000 cap) up to $40,000; Hill Country Home (under the $364,452 cap) at $13,746.43 to $20,619.64; TSAHC up to 5%, $17,183.03; and TDHCA My First Texas Home, under the price limit.
$500,000 · FHA + Conventional
- FHA down
- $17,500
- FHA monthly
- $4,514.47
- FHA cash to close
- $27,500 to $42,500
- Conventional 20% down
- $100,000
- Conventional monthly
- $3,714.31
FHA monthly: P&I $3,315.87 + MIP $221.15 + taxes $685.29 + insurance $292.17 ($4,713.83 without homestead). Conventional monthly: P&I $2,736.85 + taxes $685.29 + insurance $292.17; cash to close $110,000 to $125,000.
Programs: City of Austin DPA does not fit (over the $440,000 cap) and Hill Country Home does not fit (over the $364,452 cap). TSAHC up to 5% on the FHA loan, $24,547.19 (income up to $201,600, or $228,480 for Heroes), and TDHCA My First Texas Home fit, under $598,019, if income is at or below $134,400 (1 or 2 people) or $154,560 (3 or more). At $500,000, Austin's local programs drop away and only state programs remain.
Estimates, not a loan offer. Your exact numbers depend on the property, your credit, the lender, and your closing day. Rates move weekly, so I pull the freshest figures for your situation. Sources: Mortgage News Daily, Freddie Mac PMMS, FHA MIP guide, TSAHC closing costs.
Remote Buyers
Buying in Austin From Out of Town
A relocating buyer can absolutely finance and close in Austin from a distance, but a few program rules matter. TDHCA's My First Texas Home matrix says first-time buyer applicants must reside in Texas at the time of application, so buyers relocating from another state may not qualify until they live in Texas.
Program and Occupancy Rules
- FHA requires you to move in as a principal residence within 60 days of signing and live there at least one year; Hill Country Home also requires the home be your primary residence.
- Texas law lets an online notary notarize documents involving real estate located in Texas (Government Code Chapter 406, Subchapter C). Secretary of State standards took effect August 19, 2018.
- The City DPA application lists mail, fax, or in-person submission, and the required homebuyer course can be completed online through Frameworks CDC or BCL of Texas.
Checklist From a Distance
- Homestead exemption after the move: the application needs a Texas driver's license or ID showing the property address, and the form lets you ask the chief appraiser to waive that requirement in some cases. Out-of-state movers should get a Texas license at the new address right away. Since 2022, buyers can apply as soon as they close.
- Check a property from out of town before you offer: the city jurisdictions map for DPA eligibility, ATXFloodPro.com for flood, the interactive WUI map for wildfire code zones, and TXschools.gov for schools.
The research could not confirm whether a given lender, DPA program, or title company accepts a fully remote purchase closing, so ask at contract.
Start Reading
Austin Mortgage Guides and Answers
Every guide below was written by Patrick Kevin Fagan to answer the questions Texas buyers ask most.
The Best First-Time Homebuyer Loans in Texas
Texas Down Payment Assistance
How to Get Pre-Approved
VA Home Buying Guide
Closing Costs in Texas: What Buyers Pay
Mortgages and Financing Q&A
Buying in the Austin area?
Book a free discovery call and we will map your loan options and cash to close. Prefer to talk now? Call or text me directly at 210-317-6514. I return every message.
Explore all mortgage services with Patrick Kevin Fagan, including VA loans in Texas and Texas down payment assistance.
About Patrick Kevin Fagan, REALTOR®
Patrick Kevin Fagan is a Texas Real Estate Sales Agent (#454749) with AXEN Realty LLC and a Senior Loan Officer (individual NMLS 877741) with NEXA Lending (Company NMLS #1660690). He brings 23+ years in mortgage lending and 19 years in real estate, providing real estate services throughout Greater San Antonio and the Texas Hill Country and home loans statewide across Texas.
