Why Texas Homebuyers Choose Bartling Lending for FHA Loans
We don’t work for a bank — we work for you. We shop multiple lenders so they compete for your business, finding you the best FHA rates and programs available across Texas.
Texas’s housing market is as diverse as the state itself — from the explosive growth corridors of DFW and Austin to the military-heavy markets of San Antonio and El Paso, the coastal economy of Houston, and the border communities of the Rio Grande Valley. An FHA loan isn’t one-size-fits-all, and neither is our approach. Adam Bartling, a retired Army Captain with 22 years of military service, leads a team that brings a service-first mentality to every transaction. We take the time to understand your full financial picture, explain your options clearly, and build a strategy tailored to your specific market and goals.
FHA loans are the most widely used home loan program for Texas buyers with limited down payment funds or credit scores below conventional thresholds — and when stacked with Texas’s robust down payment assistance programs, many buyers close with little to nothing out of pocket. We know every major DPA program across the state and will match you with every dollar you qualify for.
Army Veteran Owned
Retired Army Captain. Service-first mentality. No pressure, no gimmicks — just honest mortgage guidance.
Multiple Lenders Compete
We shop the top FHA lenders so they compete for your business — giving you the best Texas mortgage rates available without the bank runaround.
Texas Market Expert
Deep knowledge of every major Texas market, local DPA programs, and county-specific FHA loan limits.
No Upfront Credit Check
Explore all your FHA options without any impact to your credit score. We evaluate first, pull credit only when you’re ready.
Education-First Approach
We explain every option in plain English. You’ll understand exactly what you’re getting into before you sign anything.
Lender for Life
Annual mortgage reviews to ensure your loan still fits your life — and to advise when refinancing makes sense.
Texas families building generational wealth through FHA homeownership
Texas FHA Loan Programs
FHA isn’t just one loan — it’s a family of programs. Here are the options we offer Texas homebuyers.
🏠 FHA Purchase Loan — The Standard
The most popular FHA option for Texas homebuyers. Designed for anyone who wants to buy with a low down payment and flexible credit requirements. First-time buyers and repeat buyers both qualify.
🔄 FHA Streamline Refinance
Already have an FHA loan? Lower your rate and payment fast — often with no appraisal, no income verification, and a fraction of the standard paperwork. Close in as little as 3–4 weeks.
🔨 FHA Construction Loan (One-Time Close)
Build your dream home in Texas with one loan, one closing, and only 3.5% down on the total project cost. Finance land and construction together — no separate land loan required.
🏗️ FHA 203(k) Renovation Loan
Buy a Texas fixer-upper and roll the repair costs directly into one FHA loan. Standard 203(k) covers major renovations over $35K; Limited 203(k) handles smaller projects up to $35K. Perfect for buying into desirable neighborhoods at below-market prices.
Texas FHA Loan Requirements & 2026 Limits
FHA is designed to be accessible. Here are the qualifications — and what lenders actually look at.
🧮 Estimate your payment with our FHA Loan Calculator — Texas →
💼 Employment & Income
- 2 years in same field preferred
- Pay stubs, W-2s, and tax returns
- Self-employed: 2 years tax returns
- Multiple income sources can combine
🏠 Property Rules
- Primary residence only
- Single-family or 2–4 unit
- FHA-approved condos eligible
- Must pass FHA appraisal (safe, sound, sanitary)
📊 Credit & History
- 580+ for 3.5% down
- 500–579 for 10% down
- Chapter 7: eligible 2 yrs post-discharge
- Foreclosure: eligible 3 yrs after
🏛️ FHA Loan Texas
Ready to See What You Qualify For?
Get pre-approved today — no upfront credit check, no obligation. We’ll identify every FHA program and Texas DPA dollar you qualify for.
⭐ Veteran-Owned | Serving All of Texas
LET’S TALKTexas Down Payment Assistance — Stack It With Your FHA Loan
You may not need to come to closing with any cash out of pocket. Texas offers some of the most generous down payment assistance programs in the country — and most stack directly on top of FHA loans.
🌟 Home Sweet Texas (TSAHC)
Up to 5%For low-to-moderate income buyers. Grant (never repaid) or forgivable loan forgiven after 3 years. 620+ credit required. Works statewide in Texas.
🦸 Homes for Texas Heroes (TSAHC)
3–5% GrantTeachers, police, firefighters, EMS personnel, and veterans. Grant — no repayment ever required. One of the best programs in the state for public servants.
🏠 My First Texas Home (TDHCA)
Up to 5%First-time buyers and veterans. Below-market interest rate plus grant or forgivable second lien. Often combined with MCC tax credits worth up to $2,000/year.
🎯 My Choice Texas Home (TDHCA)
Up to 5%Any buyer — first-time or repeat. Grant or deferred loan structure. No requirement to be a first-time buyer. Available across all of Texas.
🏙️ Houston Homebuyer Assistance
Up to $50KZero-interest, fully forgivable after 5 years for buyers at or below 80% AMI within Houston city limits. One of the largest local DPA programs in Texas.
🌆 San Antonio HIP 80 Program
Up to $30K0% interest, forgivable after 5 years for buyers within SA city limits at or below 80% AMI. HIP 120 provides up to $15K for moderate-income buyers (81–120% AMI).
💡 Programs can often be stacked — ask us to identify every DPA dollar you qualify for in your specific Texas city or county.
Texas FHA Loan Markets We Serve
FHA is not used the same way across Texas. The share of buyers using it ranges from 13.1% in Travis County to 32.7% in El Paso, the county loan limit varies by metro, and the average loan size swings by more than $100,000. Here is what each market actually looks like.
FHA share and average loan size: CFPB Home Mortgage Disclosure Act data, 2024 home purchase originations, all lenders, by county. Loan limits: 2026 FHA single-family forward mortgage limits — verify your county at HUD’s official lookup before writing an offer.
🏙️ Houston — FHA Loan
2026 FHA Limit
FHA Share
Avg FHA Loan
The largest metro in Texas and the lowest FHA ceiling of the four majors — Harris County sits at the statewide baseline while Dallas–Fort Worth, San Antonio and Austin all qualify for high-cost adjustments. Roughly one in four Houston-area purchases is an FHA loan, and Montgomery County runs higher still at 30.2%. Two escrow items decide most files here: flood-zone status, which is required and counted against your debt-to-income, and MUD assessments across Katy, Cypress and north Harris County.
🐎 Fort Worth — FHA Loan
2026 FHA Limit
FHA Share
Avg FHA Loan
The FHA side of the Metroplex. Tarrant County ran 27.2% FHA against Dallas County’s 22.3% — and double the VA share at 10.0% versus 5.0%. Same metro, same limit, meaningfully different buyer. Fort Worth city limits contain several school districts, and the composite tax rate swings about $63 a month between Fort Worth ISD and Crowley ISD on the same price.
🌆 Dallas — FHA Loan
2026 FHA Limit
FHA Share
Avg FHA Loan
A conventional-first market. Dallas County ran 72.6% conventional against 22.3% FHA — the lowest FHA share of the four DFW counties. That changes how an FHA offer gets read, so the rest of your offer has to carry more weight: a real pre-approval, a realistic timeline, and seller help framed as a rate buydown. Condo approval is the local trap — FHA only finances approved projects, and many Dallas projects are not.
🎖️ San Antonio — FHA Loan
2026 FHA Limit
FHA Share
Avg FHA Loan
The only Texas metro where FHA and VA both dominate. Bexar County ran 32.5% FHA and 24.4% VA — only 42.3% conventional, the lowest conventional share of any major Texas metro. Joint Base San Antonio supports 74,713 direct employees, which explains the VA half. Bexar also levies countywide Alamo Colleges, University Health and River Authority taxes that Comal and Guadalupe skip — worth about $163 a month against a New Braunfels address.
🤖 Austin — FHA Loan
2026 FHA Limit
FHA Share
Avg FHA Loan
Texas’ highest FHA limit and lowest FHA usage — 13.1% FHA against 82.0% conventional. Both facts have the same cause: HUD sets limits on median price, not affordability, so expensive counties get a higher ceiling and fewer buyers who can use it. Williamson County runs 19.7% FHA, which is where Austin-area FHA buyers actually transact. Watch MUDs, not school districts — a Williamson MUD can add $305 a month.
🇺🇸 Killeen / Fort Hood — FHA Loan
2026 FHA Limit
FHA Share
Avg FHA Loan
The one Texas market where VA is the outright majority — 47.4% against 19.1% FHA. If you are VA-eligible, use VA. FHA earns its place in three cases: entitlement tied up at a prior duty station, a co-borrower who is not VA-eligible, or a property that will not meet VA requirements. Bell County also has the widest tax spread we cover — about $96 a month across Harker Heights, Killeen and Temple.
⛰️ El Paso — FHA Loan
2026 FHA Limit
FHA Share
Avg FHA Loan
The lowest down payment in Texas. The average El Paso FHA purchase loan was $252,005 — about $9,100 down. El Paso ran 32.7% FHA and 28.0% VA, leaving just 38.6% conventional, so nearly two in three buyers here use a government-backed loan. Fort Bliss drives the VA share. One caution: low prices come with a high tax rate — El Paso County levies more than double Dallas County’s — so compare the monthly payment, never the sticker price.
Building rather than buying? See FHA construction loans in Texas and which lenders actually write the One-Time Close. Buying somewhere not listed above? Every Texas market we serve is on the service areas page.
FHA vs. Conventional Loan in Texas — Which Is Right for You?
Both are excellent options. The right choice depends on your credit score, down payment, and how long you plan to stay in the home.
Bottom line: FHA wins for buyers with credit scores below 620, smaller down payments, or recent credit events. Conventional can be better long-term if you have 620+ credit and plan to build equity quickly — MIP drops off at 20% equity vs. FHA’s life-of-loan requirement with under 10% down. We’ll run both scenarios side-by-side for you. See all Texas conventional loan options for comparison.
How to Get a Texas FHA Loan — Step by Step
The FHA process is simpler than most buyers expect. Here’s how it works with Bartling Lending.
Free Consultation — No Credit Check
We start with a no-pressure conversation about your goals, income, and timeline. No credit pull at this stage — just an honest look at your options and a clear picture of what you can afford.
Pre-Approval (Same-Day)
When you’re ready, we collect your documents (pay stubs, W-2s, bank statements, ID) and run a full credit review. Pre-approval typically comes the same day, giving you a real purchase budget and serious leverage with Texas sellers.
Shop, Offer & Go Under Contract
Find your Texas home with your pre-approval in hand. When your offer is accepted, we formally open your loan file and identify every DPA program you qualify for in that specific county or city.
Underwriting & FHA Appraisal (3–7 Days)
We submit your complete loan file to underwriting. An FHA-approved appraiser verifies the home’s value and condition meets FHA standards. Any conditions are resolved quickly with our dedicated processor assigned to your file from day one.
Clear to Close & Keys in Hand
Final approval clears, closing documents are prepared, and you sign at the title company. Total timeline: 30–45 days from signed contract. Then the keys are yours. And after closing, we conduct annual reviews to ensure your mortgage still fits your long-term goals.
Texas FHA Loan FAQ
Tap any question below to expand the answer.
Related FHA Guides
Keep learning from Adam and his team.
FHA Loan Requirements in Texas
Credit scores, 3.5% down, DTI limits, and property standards — what it takes to qualify.
Read the guide →FHA vs. Conventional in Texas
Which loan fits your credit, down payment, and long-term goals?
Read more →How Much Down Payment Do You Need?
A program-by-program breakdown of down payment minimums in Texas — including FHA’s 3.5%.
Read more →FHA Loan Calculator — Texas
Estimate your monthly payment, MIP, and 3.5% down on any Texas home price.
Open the calculator →🏛️ Texas FHA Loan Specialists
Your Texas Home Is Closer Than You Think
Whether you’re a first-time buyer in Houston, a military family in San Antonio, or rebuilding your credit after a tough stretch — Bartling Lending has the FHA expertise and Texas market knowledge to make it happen. Free consultation, no upfront credit check.
⭐ Veteran-Owned | Serving All of Texas
LET’S TALK
Bartling Lending
Loan Officer · NMLS# 2213358
Retired Army Captain with 22 years of military service. Adam specializes in FHA loans, VA loans, and first-time homebuyer programs across Texas. As an independent mortgage broker, Adam and his team shop multiple lenders to find clients the most competitive rates — never tied to a single bank’s product menu. His education-first approach ensures every client fully understands their options before making one of life’s biggest financial decisions.
Explore More Texas Loan Programs
This is not a commitment to lend. Loan programs, rates, and terms subject to change. All loans subject to credit approval.
Adam Bartling | Texas Mortgage Broker · Loan Officer NMLS# 2213358 · Serving Texas · Equal Housing Lender