Dallas-Fort Worth 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 Dallas-Fort Worth 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. DFW spans four core counties (Dallas, Tarrant, Collin, and Denton), two HUD income areas, and dozens of school districts, so the right down payment program, tax stack, and loan type depend on your exact address. 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 DFW
DFW buyers have several layers of help: the City of Dallas and City of Fort Worth programs, county options, and the state programs TDHCA, TSAHC, and SETH. 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 Dallas DHAP
The Dallas Homebuyer Assistance Program, managed by BCL of Texas since May 1, 2026, offers income-eligible buyers up to $60,000 in High Opportunity Areas and $50,000 elsewhere in Dallas. Purchase price is capped at $342,000 (existing and new), the home must be inside Dallas city limits, and the assistance is an interest-free, no-monthly-payment, forgivable deferred second lien. Your housing payment cannot exceed 35% of gross monthly income, and the home must appraise at 100% or more of the sales price. Partial repayment is due on sale, lease, or transfer.
80% AMI limits effective June 1, 2026: 1 person $67,850; 2 $77,550; 3 $87,250; 4 $96,900; 5 $104,700; 6 $112,450; 7 $120,200; 8 $127,950.
You must use a DHAP-approved lender and get a homebuyer education certificate from a DHAP provider. The research could not confirm whether first-time buyer status is required or which first-mortgage loan types are allowed.
City of Fort Worth HAP
Fort Worth's Homebuyer Assistance Program offers up to $25,000, payment-free and interest-free, for down payment and closing costs on a home inside Fort Worth city limits. Guidelines revised April 15, 2026 require a first-time buyer (or no ownership in the last three years, with some displaced homeowners qualifying), a 30-year fixed-rate first mortgage, a minimum 620 credit score, a housing ratio of 10% to 35%, and total DTI up to 45% (50% by waiver). You must put in at least $1,000 or 2% of price from your own funds, whichever is less, and complete HUD-certified homebuyer counseling. There is a 10-year affordability period with forgiveness starting after year five.
80% AMI limits updated June 2026: 1 person $61,800; 2 $70,600; 3 $79,450; 4 $88,250; 5 $95,350; 6 $102,400; 7 $109,450; 8 $116,500.
Price limits listed in the guidelines (as of June 15, 2024) are $309,000 existing and $329,000 new construction. The research could not confirm whether those limits are still current or the program's current funding status.
County Programs
Dallas County's Home Loan Counseling Center offers counseling and down payment assistance; call 214.819.6060. Tarrant County's HOME funds help buyers with down payment and closing costs, administered outside Fort Worth, Arlington, and Grand Prairie (those cities run their own programs), and the county refers buyers to Housing Channel.
The research could not confirm the amounts, income limits, or service area for either county program.
TDHCA My First Texas Home
The state's first-time buyer program. Limits effective July 13, 2026: in the Dallas HMFA (Collin, Dallas, Denton, Ellis, Hunt, Kaufman, Rockwall), income is $121,100 for 1 or 2 persons and $139,265 for 3 or more (targeted tracts $145,320 and $169,540), with a purchase price limit of $589,596 non-targeted and $720,617 targeted. In the Fort Worth-Arlington HMFA (Johnson, Parker, Tarrant), income is $110,300 for 1 or 2 and $126,845 for 3 or more (targeted $132,360 and $154,420), with the same price limits.
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. The DPA is a 30-year deferred repayable second lien. 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. Income limits effective July 13, 2026: in the Dallas HMFA, $94,000 for conventional at or below 80% AMFI, $199,750 over 80%, and $205,870 for FHA, VA, and USDA. In the Fort Worth-Arlington HMFA, $94,000, $199,750, and $187,510. There are no purchase price limits.
Income limitsTSAHC and SETH
TSAHC's Home Sweet Texas and Homes for Texas Heroes offer up to 5% of the loan amount as a grant, a 3-year deferred forgivable second lien, or a deferred repayable second lien, open to first-time and repeat buyers. Income limits (July 10, 2026): Dallas metro $181,650 (Heroes $205,870); Fort Worth metro $165,450 (Heroes $187,510).
SETH 5 Star offers up to 5% of the final loan amount, forgivable after three years or a 30-year repayable option, with no first-time buyer requirement and a 640 minimum score. It works with FHA, VA, USDA, Freddie HFA Advantage, and Fannie HFA Preferred, and is not available in the cities of McKinney and Grand Prairie. Effective March 10, 2026.
The honest rule: city assistance in DFW is a below-median tool. The DFW median of $390,000 and the Dallas County median of $369,000 both sit above the DHAP cap of $342,000 and the Fort Worth HAP cap of $309,000 existing, so the state programs (TDHCA, TSAHC, SETH) often matter more at typical DFW price points.
Property Taxes
The DFW Property Tax Stack
Your property tax bill in DFW is a stack of separate taxing units, not one rate. The appraisal districts are the Dallas Central Appraisal District (DCAD) and the Tarrant Appraisal District (TAD); Collin and Denton have their own districts. The worked example below uses the City of Dallas and Dallas ISD.
City of Dallas / Dallas ISD Rates
Per $100 of taxable value, adopted 2026 unless noted.
- City of Dallas$0.6978
- Dallas County$0.248650
- Dallas ISD (2025 rate)$0.979735
- Parkland Health (tax year 2025)$0.212
- Dallas College (proposed 2026)$0.106575
- Combined, no exemptions$2.24476
City of Dallas cut its rate for the eleventh straight year (adopted September 16, 2026, down from $0.6988). Dallas County's adopted rate raises its M&O rate 22.02%, about $29.08 more on a $100,000 home. The research could not confirm the 2026 Dallas ISD and Parkland rates, so the 2025 figures are used here.
Note: the county's separate posted notice lists a 2026 voter-approval rate of $0.224650. The research could not reconcile that figure with the adopted $0.248650, so confirm before relying on the county line.
County voter-approval noticeTypical Bill on a Median-Priced Home
City of Dallas, Dallas ISD, on the $369,000 Dallas County single-family median (August 2026).
- Dallas ISD$2,243.59
- City of Dallas$2,059.91
- Dallas County$917.52
- Parkland$782.28
- Dallas College$393.26
- Estimated annual bill (homestead)$6,396.56
- That is about$533.05 / month
- With no homestead exemption$8,283.16 / year
The City of Dallas homestead exemption is 20% of market value with a $5,000 minimum (over-65 or disabled: $175,000 since tax year 2025), and school districts apply the $140,000 state homestead exemption (Proposition 13, approved November 4, 2025). The research could not confirm Dallas County, Parkland, Dallas College, or Dallas ISD local-option exemptions, so none were applied here; the real bill is likely lower if they offer one. Value is assumed equal to price.
City of Fort Worth (rates only)
The City of Fort Worth rate is $0.705650, adopted September 15, 2026 (the FY2026 rate was $0.6700), with a general homestead exemption of 20%. Tarrant County is $0.1860, adopted September 16, 2026 (down from $0.1862), and the average homestead county tax is $516.40 on an average taxable value of $277,637. Tarrant County and the hospital district (JPS) approved a 20% homestead exemption in June 2024, effective tax year 2025. JPS is $0.159000 proposed for 2026, down from $0.165000, and Tarrant County College is $0.12 approved September 10, 2026 (up from $0.11228).
The research could not confirm the Fort Worth ISD and Tarrant Regional Water District rates, so there is no full Fort Worth bill estimate until those are confirmed.
City rates moved in opposite directions this year: Dallas cut its rate for the eleventh straight year, while Fort Worth raised its rate and Dallas County's rate jumped. Verify the current adopted rates for the exact property at dallascad.org or tad.org.
Homeowners Insurance
Insurance Costs and Local Risk in DFW
The Texas statewide average annual homeowners premium is $3,506 (2025, preliminary), with average rate changes of +21.1% in 2023, +18.7% in 2024, and +4.3% in 2025, and filed rate requests of -1.8% over the 90 days from June to August 2026. A third-party quote model estimates a Dallas premium of $3,989 per year for $300,000 of dwelling coverage and a $1,000 deductible, though that page was last updated March 25, 2024 and should be treated as stale.
What Drives the Premium
- Hail and wind: wind and hail have averaged 62% of Texas homeowners losses since 2019.
- Percentage deductibles: a policyholder group reports 2% has become the dominant standard wind and hail deductible in Texas in 2026, particularly in North Texas where hail claims are most frequent. On a $350,000 dwelling, that is $7,000 per claim.
- Windstorm: the Texas Windstorm Insurance Association covers only coastal counties and part of Harris County, so DFW wind and hail are priced into the standard homeowners policy.
- Flood: the seller's disclosure must state whether the home is in a 100-year or 500-year floodplain or floodway and whether water has entered the house in a natural flood. NFIP coverage bought at loan closing has no 30-day wait.
Sources
- TDI Texas homeowners insurance market overview
- Insurify Dallas estimate (stale, March 2024)
- TDI hail and wind losses
- Wind and hail deductible (secondary)
- Texas Property Code 5.008 seller disclosure
- FEMA NFIP waiting period
The research could not confirm Dallas, Tarrant, Collin, and Denton county averages from the TDI county map.
Market Numbers
Median Price and Down Payment in DFW
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.
$390,000
DFW single-family median, August 2026
MetroTex, published September 9, 2026
$369,000
Dallas County median, August 2026
MetroTex
$470,000
Collin County median, August 2026
MetroTex
4.3 months
Inventory, August 2026
MetroTex; 58 days on market
MetroTex, August 2026 (published September 9, 2026): the DFW single-family median was $390,000, essentially unchanged year over year ($395,000 in July), with 7,329 sales (down 5% year over year), 31,072 active listings (down 6%), 4.3 months of inventory, and 58 days on market. Tarrant led with 1,736 sales. Census owner-estimated values (2024) put the City of Dallas at $320,700 and the City of Fort Worth at $303,000. Source: MetroTex DFW home sales, DataUSA Dallas, DataUSA Fort Worth.
Down Payment on the $390,000 DFW Median
Minimums by loan type. Arithmetic from the research.
$13,650
FHA 3.5%
$11,700
Conventional 3%
$19,500
Conventional 5%
$78,000
Conventional 20%
$0
VA and USDA
The national median first-time buyer down payment is 10% (NAR 2025 Profile), which would be $39,000 here. That is a national figure, not a DFW figure. Source: TSAHC minimums, NAR 2025 Profile.
Schools and Commute
School Districts and Commute for DFW Buyers
A Dallas or Fort Worth mailing address does not mean Dallas ISD or Fort Worth ISD, and it does not guarantee city limits, which both DHAP and Fort Worth HAP require. The address, not the ZIP, drives the school district, the tax stack, and program eligibility.
2026 TEA Ratings
Dallas ISD earned a B with a score of 85, up from 83, with more than 70% of its campuses earning an A or B. Fort Worth ISD earned a C with a score of 77, up from 73; TEA took over the district on March 24, 2026, appointing Superintendent Peter Licata and a nine-member Board of Managers. Frisco, Dallas, Garland, and Plano ISDs each scored at least 85 overall, and all 10 of the region's largest districts held or raised their scores in 2026. Ratings are finalized in December after appeals.
The research could not confirm letter grades for other North Texas districts; check TXschools.gov.
ZIP Codes That Split Districts
These ZIP codes cross multiple districts, so buyers must check the exact address:
- 75287 (Carrollton, Dallas, Plano): Carrollton-Farmers Branch, Dallas, Lewisville, and Plano ISDs.
- 75243 (Dallas, Garland): Dallas, Garland, and Richardson ISDs.
- 76244 (Fort Worth, Keller): Keller ISD and Northwest ISD.
- 76123 (Fort Worth): Crowley ISD and Fort Worth ISD.
Average commute (2024): Dallas residents 25.7 minutes, Fort Worth residents 27.1 minutes, versus the 26.4-minute U.S. average.
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, 20% down, excellent credit). FHA uses 3.5% down, a 1.75% upfront MIP financed into the loan, and a 0.55% annual MIP on the base loan. Taxes use City of Dallas and Dallas ISD with a homestead on file (Dallas ISD and Parkland use 2025 rates), and insurance uses the $3,506 per year TDI statewide average ($292.17 per month). Closing costs run 2% to 5% of price. No HOA, MUD, PID, or flood insurance is included.
$250,000 · FHA
- Down payment
- $8,750
- Loan
- $245,471.88
- Monthly payment
- $2,384.95
- Without homestead
- $2,528.33
- Cash to close
- $13,750 to $21,250
Monthly: P&I $1,657.93 + MIP $110.57 + taxes $324.28 + insurance $292.17.
Programs: DHAP covers this price (under $342,000; 80% AMI, for example $77,550 for 2 people) with up to $50,000, or $60,000 in a High Opportunity Area, more than the full cash-to-close range. In Fort Worth, HAP offers up to $25,000 (under $309,000 existing; 620 score; at least $1,000 of your own money). TDHCA My First Texas Home, TSAHC up to 5% ($12,273.59), and SETH up to 5% (not in McKinney or Grand Prairie) also apply.
$350,000 · FHA
- Down payment
- $12,250
- Loan
- $343,660.62
- Monthly payment
- $3,267.79
- Without homestead
- $3,422.80
- Cash to close
- $19,250 to $29,750
Monthly: P&I $2,321.11 + MIP $154.80 + taxes $499.71 + insurance $292.17.
Programs: DHAP does not fit ($8,000 over the $342,000 cap), and Fort Worth HAP does not fit (over $309,000 existing and $329,000 new). TDHCA My First Texas Home, TSAHC up to 5% ($17,183.03), and SETH still apply.
$500,000 · FHA + Conventional
- FHA down
- $17,500
- FHA monthly
- $4,592.04
- FHA cash to close
- $27,500 to $42,500
- Conventional 20% down
- $100,000
- Conventional monthly
- $3,791.88
FHA monthly: P&I $3,315.87 + MIP $221.15 + taxes $762.86 + insurance $292.17 ($4,764.50 without homestead). Conventional monthly: P&I $2,736.85 + taxes $762.86 + insurance $292.17; cash to close $110,000 to $125,000.
Programs: TDHCA My First Texas Home fits (under $589,596; income at or below $121,100 for 1 or 2 people or $139,265 for 3 or more in the Dallas HMFA), TSAHC up to 5% on the FHA loan ($24,547.19, income up to $181,650), and SETH. In Collin County, the $470,000 median makes $500,000 a typical Plano or Frisco entry price, not a luxury tier.
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 DFW From Out of Town
A relocating buyer can absolutely finance and close in DFW from a distance, but a few program rules matter. TDHCA's My First Texas Home requires first-time buyer applicants to reside in Texas at the time of application, and DHAP's Anti-Displacement extension requires 10 years of living in Dallas, so a relocating buyer cannot use that track.
Program and Occupancy Rules
- FHA requires move-in within 60 days of signing and at least one year of occupancy; SETH is primary-residence only.
- DHAP requires a DHAP-approved lender.
- Fort Worth HAP requires a 30-year fixed loan, with the rate capped at 1% above the conventional rate it references.
- Texas allows online notarization of documents involving Texas real estate (Government Code Chapter 406, Subchapter C; Secretary of State standards effective August 19, 2018).
Checklist From a Distance
- Homestead exemption: the application requires a Texas driver's license or ID showing the property address (a waiver request is possible in some cases), and since 2022 new owners can apply right after closing.
- Hail check from a distance: get an insurance quote, with the wind and hail deductible spelled out, before the option period ends.
The research could not confirm whether a specific lender, DPA program, or title company will close a purchase fully remote, so ask at contract.
Start Reading
DFW 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 Dallas-Fort Worth 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.
