Buying in Texas with a VA loan follows the same federal rules as everywhere else — what changes are the numbers around the loan: Texas’s property taxes and homeowners insurance (which go into your payment), the VA residual-income region (South), and county loan limits if you have partial entitlement.
Your Certificate of Eligibility proves your VA entitlement. Your lender can usually pull it in minutes.
Read the video script
If you’re a veteran or service member in Texas looking at a VA Purchase Loan, this one’s for you. I’m Shirley Mueller — I’ve been doing VA loans since 2003.
Buying in Texas with a VA loan follows the same federal rules as everywhere else — what changes are the numbers around the loan: Texas’s property taxes and homeowners insurance (which go into your payment), the VA residual-income region (South), and county loan limits if you have partial entitlement.
1. Get your COE. 2. Get pre-approved. 3. Find the home. 4. VA appraisal. 5. Underwriting. 6. Close and move in.
One Texas-specific thing to know: Veterans rated 100% disabled, or paid at the 100% rate for individual unemployability, pay no property tax on their homestead. Partial ratings get a fixed exemption: $5,000 (10–29%), $7,500 (30–49%), $10,000 (50–69%) or $12,000 (70% and up, or age 65+ with at least a 10% rating).
Texas is a community-property state, so VA counts your spouse’s debts even if they’re not on the loan. Plan for that before you apply.
The Texas Veterans Land Board’s Veterans Housing Assistance Program offers loans up to $832,750 that can pair with a VA loan, with a reduced rate for veterans rated 30% or more.
Whether you’re near Fort Cavazos or anywhere else in Texas, call me and I’ll walk you through your real numbers.
What’s different about VA loans in Texas
Property taxes: the number that matters most in Texas
Texas has no state income tax, so schools, counties and cities are funded by local property taxes, and they are a large part of every Texas mortgage payment. Three things lower them:
- Homestead exemption. Once the home is your primary residence, file with your county appraisal district. Voters raised the school-district homestead exemption to $140,000 in November 2025.
- Disabled-veteran exemption. Veterans rated 100% disabled, or paid at the 100% rate for individual unemployability, pay no property tax on their homestead. Partial ratings get a fixed exemption: $5,000 (10–29%), $7,500 (30–49%), $10,000 (50–69%) or $12,000 (70% and up, or age 65+ with at least a 10% rating). Unremarried surviving spouses can qualify too.
- MUD and PID taxes. Many new neighborhoods around Austin, Houston, San Antonio and Dallas–Fort Worth sit in a municipal utility district (MUD) or public improvement district (PID) that adds to the tax rate. Ask for the total tax rate, not just the county rate, before you compare homes.
Tell Shirley your disability rating up front so your payment estimate uses the tax number you will actually pay.
Texas is a community-property state
If you are married, VA requires your spouse’s debts to be counted when you qualify, even if your spouse is not on the loan. A credit report is pulled for them, and their monthly payments are included in your ratios. Their income is not counted unless they are on the loan.
Texas homestead law also requires your spouse to sign the deed of trust at closing, even if they are not a borrower. Plan for both of you to be at closing, or arrange a power of attorney early if one of you is deployed.
Texas Veterans Land Board programs
The Texas Veterans Land Board (VLB) runs state programs that can work alongside your federal VA benefit:
- Veterans Housing Assistance Program (VHAP): home loans up to $832,750 (effective January 5, 2026) through VLB participating lenders. It can be paired with a VA loan for $0 down, and veterans rated 30% or more get a reduced interest rate.
- Veterans Land Loan Program: land loans up to $200,000, or $275,000 for a dual-spouse loan (effective February 9, 2026), for one acre or more with 5% down.
The VLB rate is not always the best deal once it is compared side by side with a regular VA loan. Ask Shirley to price both.
Texas closing costs
Texas has no state mortgage tax or transfer tax. The biggest closing-cost items are title insurance and escrow fees. Title insurance premiums in Texas are set by the Texas Department of Insurance, so the base premium is the same at every title company; escrow and other fees still vary. A survey is often required, and an existing survey from the seller can sometimes be reused.
Buying a home in Texas
- The contract. The standard Texas contract’s financing addendum includes VA’s required clause: if the VA appraisal comes in below the price, you are not obligated to buy or lose your earnest money.
- Option period. Texas contracts usually include a paid option period to inspect and walk away. Use it for your home inspection and to get insurance quotes.
- Termite inspection. VA generally requires a wood-destroying insect report on Texas homes. The seller can pay for it.
- Taxes at closing. Texas property taxes are paid once a year, in arrears, so expect a tax proration credit from the seller at closing and an initial escrow deposit.
Sources for Texas rules (checked October 2026)
- Texas Tax Code §11.22 (disabled-veteran exemption amounts)
- Texas Comptroller: property tax exemptions
- Texas home equity notice (Finance Commission)
- Texas Constitution, Art. XVI §50 (homestead)
- Texas Veterans Land Board loan programs
- FHFA 2026 conforming loan limits
Rules and amounts change. Confirm exemptions with your county appraisal district or property appraiser.
Texas VA loan facts
| VA residual-income region | South |
|---|---|
| Loan limit with full entitlement | None — no VA cap on how much you can borrow with $0 down |
| 2026 county limit (partial entitlement only) | $832,750 in every Texas county. |
| Community-property state | Yes — VA counts a non-borrowing spouse’s debts when qualifying in Texas |
| State income tax on wages | None — more residual income for the same paycheck |
| Major military installations | Fort Cavazos · Fort Bliss · Joint Base San Antonio · NAS Corpus Christi · Dyess AFB · Sheppard AFB |
Disabled-veteran property tax relief in Texas
Veterans rated 100% disabled, or paid at the 100% rate for individual unemployability, pay no property tax on their homestead. Partial ratings get a fixed exemption: $5,000 (10–29%), $7,500 (30–49%), $10,000 (50–69%) or $12,000 (70% and up, or age 65+ with at least a 10% rating). Property taxes are part of your VA mortgage payment, so this benefit directly lowers what you pay each month and can increase what you qualify for. Rules and amounts change — confirm current details with your Texas county tax office or appraisal district.
VA residual income required in Texas
VA requires a minimum amount of money left over each month after your housing payment, debts and taxes. For loans of $80,000 or more in the South region:
| Family size | 1 | 2 | 3 | 4 | 5 |
|---|---|---|---|---|---|
| Minimum residual | $441 | $738 | $889 | $1,003 | $1,039 |
Add $80 for each family member beyond five. Meeting residual income by 20% or more can offset a debt-to-income ratio above 41%.
How a VA Purchase Loan works
Most veterans with 90 consecutive days of active wartime service or 181 days of peacetime service qualify, as do active-duty members after 90 days, and Guard/Reserve members with six years of service or 90 days of qualifying active-duty orders. Certain surviving spouses of service members who died in service or from a service-connected disability are also eligible. A discharge other than dishonorable is generally required. See the full eligibility guide →
Read the complete VA Purchase Loan guide →
VA funding fee calculator (2026)
Down payment only affects purchase and construction loans. Estimate only — your Loan Estimate is the final word.
What veterans say about working with Shirley
4.9 95 Google reviews“We have had the pleasure of working with Shirley on several home purchases and refinances, and she has consistently proven to be the best professional we've ever partnered with. Shirley's honesty and ability to present the best scenarios tailored to our needs has surpassed our expectations each time. She consistently goes above and beyond in customer service, giving us complete peace of mind about the final outcomes. We cannot recommend Shirley highly enough and she will always be our first choice when considering mortgage companies.”
October 2024 · Google review
“I recently worked with Shirley Mueller and her team, and I couldn't be happier with the experience. After shopping around with five different lenders, Shirley not only offered me the lowest rate but also provided exceptional service. She was incredibly responsive throughout the entire process, answering all my questions promptly and ensuring that everything went smoothly. I highly recommend Shirley and her team for anyone looking for the best rates and top-notch customer service!”
August 2024 · Google review
“Veterans looking for a mortgage look no further!! I was absolutely thrilled when I received my pre approval the same day. Shirley called me, and told me that I could start looking at homes. I already had one home in particular that I was sure I wanted. I went to view it the following day,and went under contract. I want to say to any of my fellow veterans who may be discouraged about applying for your VA home loan benefit, or read negative feedback about how difficult it is to aquire that is not true. The process was so easy!! I'm so excited to be a homeowner, and cannot thank the entire team @ Cross Country Mortgage enough!! I would recommend Shirley Mueller over any other VA lender out there. She kept me motivated, and dedicated to securing a home at the best rate in record time.”
August 2024 · Google review
Real Google reviews of VALoansTexas.com, shown word for word. Team members named in reviews were part of Shirley’s team at the time. Read more reviews →
VA Purchase Loan questions from Texas veterans
Does my spouse have to sign my VA loan in Texas?
Your spouse doesn’t have to be a borrower, but Texas homestead law requires them to sign the deed of trust at closing. Because Texas is a community-property state, VA also counts their debts when you qualify.
What is the 2026 VA county loan limit in Texas?
It is $832,750 in every Texas county for 2026. That limit matters only with partial entitlement; with full entitlement there is no VA loan limit.
Can I use the Texas Veterans Land Board with a VA loan?
Yes. VLB’s Veterans Housing Assistance Program can be paired with a VA loan through a participating lender, with loans up to $832,750 for 2026 and a reduced rate for veterans rated 30% or more.
Can I get a VA Purchase Loan in Texas?
Yes. VA loan programs are federal and available in every state, including Texas. Buying in Texas with a VA loan follows the same federal rules as everywhere else — what changes are the numbers around the loan: Texas’s property taxes and homeowners insurance (which go into your payment), the VA residual-income region (South), and county loan limits if you have partial entitlement.
Do disabled veterans get a property tax break in Texas?
Veterans rated 100% disabled, or paid at the 100% rate for individual unemployability, pay no property tax on their homestead. Partial ratings get a fixed exemption: $5,000 (10–29%), $7,500 (30–49%), $10,000 (50–69%) or $12,000 (70% and up, or age 65+ with at least a 10% rating).
How much residual income do I need for a VA loan in Texas?
Texas is in VA’s South region. For loans of $80,000 or more, the minimum is $441 for a one-person household, $1,003 for a family of four, and $1,039 for five, plus $80 per additional member.
Does my spouse’s debt count on a VA loan in Texas?
Yes. Texas is a community-property state, so VA requires the non-borrowing spouse’s debts to be considered, even if your spouse is not on the loan.
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