VA refinance rules are federal, so an IRRRL or cash-out works the same in Texas as anywhere else. Local factors still matter: title and recording costs, whether Texas adds any mortgage-related taxes, and — for cash-out — how Texas home values have moved since you bought.
Already VA? Both options are open. Conventional or FHA? Only the VA cash-out refinance applies.
Read the video script
If you’re a veteran or service member in Texas looking at a VA Refinance, this one’s for you. I’m Shirley Mueller — I’ve been doing VA loans since 2003.
VA refinance rules are federal, so an IRRRL or cash-out works the same in Texas as anywhere else. Local factors still matter: title and recording costs, whether Texas adds any mortgage-related taxes, and — for cash-out — how Texas home values have moved since you bought.
1. What loan do you have now?. 2. What is the goal?. 3. Check seasoning. 4. Check the benefit. 5. Close.
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.
Cash-out refinancing in Texas: Section 50(a)(6)
Any refinance that puts cash in your pocket on a Texas homestead is a Texas home equity loan under Section 50(a)(6) of the Texas Constitution, and the state rules apply on top of VA’s:
- All loans on the home combined can’t exceed 80% of its value (VA alone would allow up to 100%).
- Most lender fees are capped at 2% of the loan amount (appraisal, survey and title costs are excluded from the cap).
- The loan can’t close until 12 days after you apply and receive the Texas home equity notice.
- You get the final closing-cost itemization at least one business day before closing.
- Closing must be at the lender’s, a title company’s or an attorney’s office.
- You have 3 days after closing to cancel without penalty.
- Only one home equity loan per 12 months.
A VA refinance that takes no cash out, such as an IRRRL or a no-cash refinance of a non-VA loan, is generally not a 50(a)(6) loan and isn’t limited to 80%, unless the loan being paid off is itself a Texas home equity loan. If you need more than 80% of your value in Texas, that is the path to ask about.
If your current loan was a Texas cash-out
A Texas home equity (50(a)(6)) loan keeps its home-equity status when refinanced unless it is converted under Section 50(f)(2). That requires at least one year since the cash-out closed, no new cash, a loan of no more than 80% of the home’s value and a disclosure given in advance. If your current VA loan was a cash-out, tell Shirley at the start; it decides which refinance is possible.
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 Refinance works
- Only for loans that are already VA
- Funding fee: 0.5%
- VA does not require an appraisal or new Certificate of Eligibility
- No cash back to you (beyond minor adjustments)
- You must have previously lived in the home — current occupancy is not required
Full IRRRL guide and break-even calculator →
Read the complete VA Refinance guide →
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 CrossCountry Mortgage and Shirley Mueller for a VA refinance, and I couldn't be happier with the experience! Shirley was incredibly knowledgeable and guided us every step of the way, making the process smooth and stress-free. Her attention to detail and dedication to our needs truly set her apart. Thanks to her efforts, we closed on our refinance seamlessly. I highly recommend Shirley and CrossCountry Mortgage for anyone looking for a reliable mortgage partner!”
September 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
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 Refinance questions from Texas veterans
Can I take cash out of my Texas home with a VA loan?
Yes, but Texas Section 50(a)(6) caps all loans on the home at 80% of its value, requires a 12-day wait and closing at a lender, title company or attorney’s office, and allows one home equity loan every 12 months.
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 get a VA Refinance in Texas?
Yes. VA loan programs are federal and available in every state, including Texas. VA refinance rules are federal, so an IRRRL or cash-out works the same in Texas as anywhere else. Local factors still matter: title and recording costs, whether Texas adds any mortgage-related taxes, and — for cash-out — how Texas home values have moved since you bought.
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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