Why Texas Homebuyers Choose Adam Bartling & Team for FHA Loans
We don’t work for a bank — we work for you. As a direct lender through Movement Mortgage, we shop competitive programs across Texas to find the FHA loan that fits your goals, your budget, and your timeline.
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.
Direct Lender Advantage
Powered by Movement Mortgage — faster underwriting, competitive rates, and more reliable closings than retail banks.
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.
💼 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 Texas & 30+ States
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
Every major Texas market has its own FHA dynamics — different median prices, DPA programs, and loan limits. Here’s how we approach each.
🏙️ Houston — FHA Loan
Texas’s largest city & most diverse market
Median Price
FHA Limit
Max DPA
Houston’s enormous size means wildly different FHA buying experiences by area. Energy Corridor, Katy, Sugar Land, Pearland, and The Woodlands are all strong FHA markets with buyer-friendly inventory levels in 2026. The City of Houston’s Homebuyer Assistance Program offers up to $50,000 forgivable — one of the largest local DPA awards in the state. Stacked with TSAHC, many Houston buyers bring zero cash to closing.
Harris County’s $524,225 FHA limit covers the vast majority of Houston-area homes. A 3.5% down payment on the $295K median is only $10,325 — and DPA can eliminate that entirely. We also help first-time homebuyers in Texas navigate the specific programs available in their Houston neighborhood.
🎖️ San Antonio — FHA Loan
Military City, USA & most affordable major Texas metro
Median Price
FHA Limit
City DPA
San Antonio is Texas’s most affordable major metro and one of the best FHA markets in the country. The median home price of $275K means a 3.5% down payment is just $9,625 — and the City’s HIP 80 program can provide up to $30,000 forgivable assistance for qualified buyers, effectively covering the entire down payment plus some closing costs.
Joint Base San Antonio brings significant FHA activity from transitioning military members and veterans who don’t qualify for VA benefits. Suburbs including Converse, Schertz, Cibolo, and New Braunfels are all FHA-eligible with strong school ratings. We serve all of Greater San Antonio with the full suite of VA and FHA programs.
🌆 Dallas–Fort Worth — FHA Loan
Texas’s fastest-growing metro — 7.8M+ residents across DFW
DFW Median
FHA Limit
Statewide DPA
The DFW metro spans two of Texas’s most populous counties — Dallas and Tarrant — plus a ring of suburban counties from Collin to Denton to Johnson. At a DFW median around $355K, FHA still covers most first-time buyer purchases, and the $524,225 limit accommodates the vast majority of DFW neighborhoods. Grand Prairie, Garland, Irving, Mesquite, and Arlington regularly see strong FHA activity from first-time buyers drawn by the job market.
Statewide TSAHC and TDHCA programs are the primary DPA options for DFW buyers — up to 5% that can cover the entire down payment. We also help buyers who earn too much for standard DPA explore conventional loan options as a comparison.
🤖 Austin — FHA Loan
Tech capital of Texas — higher limits reflect higher market
Austin Median
Travis Co. Limit
Statewide DPA
Austin is the priciest major Texas market, but Travis County’s elevated 2026 FHA limit of $571,550 reflects that reality — keeping FHA as a viable option in many Austin neighborhoods. After years of runaway appreciation, the Austin market has corrected meaningfully, with inventory up and prices more negotiable. East Austin, South Austin, and suburbs like Pflugerville, Cedar Park, Round Rock, and Kyle are all active FHA markets.
TSAHC and TDHCA statewide DPA programs apply in Austin. We work frequently with tech workers navigating RSU income documentation and self-employment qualification — scenarios where an education-first approach makes a real difference. For Austin buyers considering a build, explore our Texas construction loan options as well.
More Texas FHA Markets We Serve
Also serving Garland, Irving, Arlington, Grand Prairie, Brownsville, Laredo, Midland, Odessa, Tyler, Beaumont & all of Texas. Licensed in 30+ states.
From first showing to final walkthrough — FHA makes Texas homeownership real
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 Adam Bartling & Team.
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
Common questions — answered in plain English, no jargon.
What is the minimum credit score for an FHA loan in Texas?
You need a 580 credit score to qualify for the 3.5% down payment option. If your score is between 500 and 579, you can still qualify but will need 10% down. Scores below 500 are not eligible for FHA financing.
How much down payment do I need for an FHA loan in Texas?
Just 3.5% with a 580+ credit score. On a $300,000 home that’s $10,500 — and 100% of that can come from gift funds or a Texas DPA program, meaning many buyers close with zero out of pocket.
What are the 2026 FHA loan limits in Texas?
Most Texas counties cap at $524,225 for a single-family home. Travis County (Austin) goes up to $571,550 as a high-cost area. Multi-unit properties (2–4 units) have higher limits. Contact us for the exact limit in your county.
Are FHA loans only for first-time homebuyers in Texas?
No — this is one of the most common FHA myths. Any buyer can use an FHA loan, whether it’s your first home or your fourth. You can even use FHA again after paying off a previous FHA loan. For dedicated first-time buyer programs, see our Texas first-time homebuyer page.
Can I use gift money for my FHA down payment in Texas?
Yes, 100% of your FHA down payment can come from a gift from a family member, employer, or approved charity. You’ll need a simple gift letter and a paper trail showing the source — we guide you through exactly what’s required.
What is FHA mortgage insurance and can it be removed?
FHA requires an upfront fee of 1.75% (rolled into your loan) and an annual fee of about 0.55% paid monthly. With under 10% down it stays for the life of the loan — but once you build 20% equity, you can refinance to a conventional loan to eliminate it entirely. We’ll advise you on the optimal timing.
Can I get an FHA loan after bankruptcy or foreclosure in Texas?
Yes. FHA has the shortest waiting periods of any major loan: 2 years after Chapter 7 bankruptcy discharge, and 3 years after foreclosure. Conventional loans require 4–7 years for the same events. We’ll review your exact timeline and map out a realistic path forward.
How long does it take to close an FHA loan in Texas?
Same-day pre-approval is typical. Full underwriting approval takes 3–7 business days. Total close time from signed contract is typically 30–45 days. As a direct lender through Movement Mortgage, we consistently close at or ahead of that timeline.
What Texas down payment assistance programs work with FHA?
TSAHC’s Home Sweet Texas and Homes for Texas Heroes offer up to 5% grants. TDHCA’s My First Texas Home adds another up to 5%. City programs like Houston’s ($50K) and San Antonio HIP 80 ($30K) are forgivable and stack directly on top of FHA. We identify every program you qualify for based on your city, income, and profession.
What’s the difference between FHA and conventional in Texas?
FHA is easier to qualify for — lower credit score minimums, shorter waits after credit events, more generous seller concessions. Conventional can be cheaper long-term if you have 620+ credit because mortgage insurance drops off at 20% equity. We run both side-by-side so you pick the best fit. Compare all options on our Texas conventional mortgage page.
🏛️ 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 — Adam Bartling & Team has the FHA expertise and Texas market knowledge to make it happen. Free consultation, no upfront credit check.
⭐ Veteran-Owned | Serving Texas & 30+ States
LET’S TALK
Adam Bartling & Team
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 and 30+ states. His education-first approach ensures every client fully understands their options before making one of life’s biggest financial decisions. Licensed through Movement Mortgage (NMLS# 39179).
Explore More Texas Loan Programs
Adam Bartling & Team | Loan Officer NMLS# 2213358 | Movement Mortgage NMLS# 39179 | Licensed in Texas & 30+ States.
This is not a commitment to lend. Loan programs, rates, and terms subject to change. All loans subject to credit approval.