Realtor

Mortgage Reference Guide

Quick facts. Confident conversations. Successful closings.

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2026 Loan Limits

One-unit property limits for the Texas counties we serve most frequently.

Texas County Conventional FHA
Brazos $832,750 $541,287
Burleson $832,750 $541,287
Grimes $832,750 $541,287
Harris $832,750 $541,287
Madison $832,750 $541,287
Milam $832,750 $541,287
Montgomery $832,750 $541,287
Robertson $832,750 $541,287
Waller $832,750 $541,287
Washington $832,750 $541,287
Conventional
$832,750
2026 One-Unit Baseline Conforming Limit

Established by FHFA for mortgages acquired by Fannie Mae and Freddie Mac during calendar year 2026.

FHA
$541,287
2026 One-Unit FHA Limit

The FHA one-unit low-cost-area limit applicable to the counties listed here.

FHA's 2026 limits apply based on the applicable FHA case-number assignment requirements.

Seller Contributions

Quick-reference interested party contribution limits by program.

Conventional

Property Type LTV / CLTV Maximum IPC
Primary / Second Home > 90% 3%
Primary / Second Home 75.01%–90% 6%
Primary / Second Home ≤ 75% 9%
Investment Any LTV 2%

FHA

Primary Residence

Maximum interested party contribution: up to 6% of the sales price.

VA

Seller concessions: generally limited to 4% of the established reasonable value.

Certain normal and allowable closing costs paid by the seller are not counted toward the VA 4% seller-concession limit.

Housing & Debt Ratios

Two common measurements used when evaluating mortgage qualification.

Housing Ratio

Housing Payment
÷
Borrower's Calculated Monthly Income

Housing payment generally includes principal and interest, property taxes, homeowners insurance, applicable mortgage insurance and applicable housing-related obligations.

Total Debt Ratio

Total Monthly Obligations
÷
Borrower's Calculated Monthly Income

Total monthly obligations generally include the housing payment plus recurring qualifying debts such as installment loans, credit cards, student loans and other required obligations.

Qualifying ratios vary by loan program, automated underwriting findings, borrower profile and applicable underwriting requirements. There is not one universal maximum DTI for every mortgage transaction.

VA Funding Fee

VA purchase-loan funding fee quick reference.

Down Payment First Use Subsequent Use
Less than 5% 2.15% 3.30%
5%–9.99% 1.50% 1.50%
10% or more 1.25% 1.25%
Certain eligible Veterans, service members and surviving spouses may be exempt from the VA funding fee. The funding fee can generally be financed into the loan, subject to VA requirements.

TRID: Loan Estimate & Closing Disclosure

A Realtor-friendly overview of two key mortgage disclosures.

Loan Estimate

LE

Provides estimated loan terms, projected payments and estimated closing costs.

The lender generally must deliver or place the Loan Estimate in the mail no later than three business days after receiving an application.

Closing Disclosure

CD

Provides the final loan terms, projected payments and closing costs.

The consumer generally must receive the initial Closing Disclosure at least three business days before consummation.

Credit Events & Waiting Periods

General reference only. Waiting periods can vary significantly depending on the program and circumstances.

Credit Event Conventional FHA VA
Foreclosure Generally 7 years Generally 3 years Scenario Review
Short Sale / Deed-in-Lieu Generally 4 years Scenario Review Scenario Review
Chapter 7 Bankruptcy Generally 4 years Generally 2 years Scenario Review
Chapter 13 Bankruptcy Program Dependent May Qualify During Repayment May Qualify During Repayment
Important: These are general reference points—not automatic eligibility rules. Waiting periods can vary based on the event, discharge/completion date, extenuating circumstances, AUS or manual underwriting, re-established credit and current agency/investor requirements.

Have a buyer with a bankruptcy, foreclosure or short sale? Contact us before assuming they cannot qualify.

Condo Quick Reference

Condo financing involves both borrower qualification and project eligibility.

Project Review

Depending on the transaction and loan program, the condominium project may require an applicable project review or approval.

Documents Matter

HOA budgets, insurance, questionnaires, litigation information, reserves and other project documentation can affect eligibility.

Check Early

Project eligibility requirements vary by Conventional, FHA and VA. Send us the condo/project information early so we can help identify potential financing issues before closing.

How a 2-1 Buydown Works

A temporary buydown can reduce the borrower's payment during the first two years of the mortgage.

2-1 Buydown

The payment is temporarily reduced during years one and two. Beginning in year three, the borrower makes the payment based on the permanent note rate.

The borrower generally qualifies using the permanent note rate, subject to applicable program requirements.

Period Example Payment Rate How It Works
Year 1 Note Rate − 2% Temporary payment reduction
Year 2 Note Rate − 1% Temporary payment reduction
Years 3+ Permanent Note Rate Full scheduled payment
Temporary buydown availability, funding sources and qualification requirements vary by loan program and investor. Example is for educational purposes only and does not advertise a specific rate.

Mortgage Calculator

Run the numbers. Estimate monthly payments and explore how purchase price, down payment and interest rate can affect the estimated mortgage payment.

Open Mortgage Calculator →

Need Help With a Buyer Scenario?

Every buyer is different. Send us the scenario and we'll help you evaluate financing options early in the process.

Contact Our Mortgage Team →

1st Alliance Mortgage LLC
4438 State Hwy 6 S, Ste. 201
College Station, TX 77845
979-694-1000

Official & Agency Resources

Loan-limit, program and underwriting information is subject to change. This Realtor Mortgage Reference Guide is intended as a general educational quick reference and is not a commitment to lend or a substitute for current agency, investor or underwriting requirements.

2026 Conventional Loan Limits: Federal Housing Finance Agency (FHFA)  •  FHA: U.S. Department of Housing and Urban Development  •  VA: U.S. Department of Veterans Affairs  •  TRID: Consumer Financial Protection Bureau

Updated September 2026 • 1st Alliance Mortgage LLC

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1st Alliance Mortgage LLC - NMLS 1407 | 4438 State Highway 6 S, Ste. 201, College Station, TX 77845

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Notice To Texas Loan Applicants: Consumers wishing to file a complaint against a mortgage banker, or a licensed mortgage banker residential mortgage loan originator, should complete and send a complaint form to the Texas Department of Savings and Mortgage Lending, 2601 North Lamar, Suite 201, Austin, TX 78705. Complaint forms and instructions may be obtained from the department’s website at www.sml.texas.gov

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A toll-free consumer hotline is available at 1-877-276-5550. The department maintains a recovery fund to make payments of certain actual out of pocket damages sustained by borrowers caused by acts of licensed mortgage banker residential mortgage loan originators. A written application for reimbursement from the recovery fund must be filed with and investigated by the department prior to the payment of a claim. For more information about the recovery fund, please consult the department’s website at www.sml.texas.gov