By iQRATE Mortgages · Mortgage broker: David Ghazaryan, NMLS 1486726 · Company NMLS 1862492 · Updated November 10, 2026
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Quick answer
A conventional loan in Arlington is a mortgage without government insurance behind it. For 2026, the conforming limit in Tarrant County is $832,750 on a one-unit home. That is the same baseline FHFA cap that applies in Dallas and Denton counties. The typical owner-occupied home in the city is well under that line. The Census Bureau's QuickFacts median value is $304,700 for 2020 to 2024. FHA in this county stops at $563,500 on a one-unit home, so conventional credit is the path between those two caps. We do not quote rates or payments on this page.
Arlington conventional loans at a glance
| Item | What applies in Arlington for 2026 | Source |
|---|---|---|
| Conforming limit, one unit | $832,750 (Tarrant County, baseline, not a high-cost cap) | FHFA |
| Conforming limits, two to four units | $1,066,250 / $1,288,800 / $1,601,750 | FHFA |
| FHA limit, one unit, for comparison | $563,500 (Tarrant County) | HUD |
| Median value of owner-occupied homes, Arlington | $304,700 (2020 to 2024) | U.S. Census Bureau QuickFacts |
| Median household income, Arlington | $75,171 (2024 dollars) | U.S. Census Bureau QuickFacts |
| Owner-occupied rate | 54.3% | U.S. Census Bureau QuickFacts |
| School-tax homestead exemption | $140,000 of homestead value, plus $60,000 more at age 65 or if disabled | Texas Comptroller, Tax Code Section 11.13 |
| City down payment help | AHAP is described as a forgivable loan of up to $20,000, but the city says it is not operating now | City of Arlington |
The checker below uses the price and the share you plan to finance. It does not use an interest rate and it does not quote a loan payment. Enter the tax rate from the bill or the prelim; this page does not invent a citywide Arlington rate.
Apply now if you already have a price range. Or contact us to talk through the file.
What is a conventional loan, and who is it for in Arlington?
A conventional loan follows Fannie Mae or Freddie Mac rules, or a lender's own conventional guidelines. It is not insured by FHA, VA or USDA. Buyers often use it when the credit, cash and property can support cancellable private mortgage insurance instead of FHA mortgage insurance. Some buyers also use it because the loan size sits above the FHA cap.
The local numbers matter here. The city's July 1, 2025 population estimate is 402,134. The median owner-occupied value is $304,700. That is about $259,050 below the FHA cap and about $528,050 below the conforming cap. Many one-unit purchases in Arlington can fit either FHA or conventional credit. The better fit depends on the credit score, the cash, the condo rules and how long you expect to keep the loan.
FHA is not automatically cheaper. Annual FHA mortgage insurance can last for the loan term when the starting loan-to-value (LTV) is above 90%. Conventional private mortgage insurance can usually come off later once you have enough equity. We price both on the same file when the credit and cash could support either one. Most of the conventional files we discuss here use a 30-year fixed rate, not an adjustable-rate mortgage. If you want an ARM, we price it only from a current lender Loan Estimate, not from this page.
| Arlington city fact | Official figure | Source |
|---|---|---|
| Population, July 1, 2025 | 402,134 | U.S. Census Bureau QuickFacts |
| Median value of owner-occupied homes, 2020 to 2024 | $304,700 | U.S. Census Bureau QuickFacts |
| Median household income, 2024 dollars | $75,171 | U.S. Census Bureau QuickFacts |
| Owner-occupied rate | 54.3% | U.S. Census Bureau QuickFacts |
| Median selected monthly owner costs with a mortgage, 2020 to 2024 | $2,019 | U.S. Census Bureau QuickFacts |
What is the 2026 conforming loan limit in Tarrant County?
FHFA set the 2026 one-unit conforming limit for Tarrant County at $832,750. The two-, three- and four-unit caps are $1,066,250, $1,288,800 and $1,601,750. Tarrant County is not a high-cost county on that list. Those are the same baseline figures used in Dallas County and Denton County.
| Units | 2026 FHA limit | 2026 conforming limit | Room above FHA that is still conforming |
|---|---|---|---|
| One unit | $563,500 | $832,750 | $269,250 |
| Two units | $721,400 | $1,066,250 | $344,850 |
| Three units | $872,000 | $1,288,800 | $416,800 |
| Four units | $1,083,650 | $1,601,750 | $518,100 |
The limit applies to the base loan amount. If the financed share of the price would go over $832,750, the file is jumbo, not conforming conventional. See our jumbo loans overview for that path. If it sits between $563,500 and $832,750 on a one-unit home, standard FHA is not available, and conventional conforming credit is the usual comparison.
How do Tarrant County property taxes and the Texas homestead exemption change a conventional approval?
Texas has no state income tax, so the local property tax bill carries more of the housing cost. On a conventional loan, the monthly share of that bill is part of the housing payment. That payment goes into the debt-to-income ratio. We qualify you on the tax for the exact address, not on a generic city average. The calculator below lets you enter the rate from the tax bill or the prelim. This page does not invent an Arlington city rate.
The Texas Comptroller explains the homestead exemptions that can lower that bill after you occupy the home as your principal residence. Tax Code Section 11.13(b) requires school districts to provide a $140,000 exemption on a residence homestead. For persons age 65 or older or disabled, school districts must provide an additional $60,000 exemption. You apply with the local appraisal district. Other local option exemptions can exist, and they are not the same on every tax unit. We do not assume any exemption in the checker unless you enter a lower taxable value yourself.
Property tax, HOA dues and insurance all go into the debt-to-income ratio. The Census Bureau's median selected monthly owner cost with a mortgage in the city is $2,019 for 2020 to 2024. That is a citywide median, not your payment.
| Texas homestead rule | What the official source says | Source |
|---|---|---|
| School-district general homestead exemption | $140,000 of the homestead's value | Texas Comptroller, Tax Code Section 11.13(b) |
| Additional school exemption, age 65 or disabled | $60,000 more | Texas Comptroller, Tax Code Section 11.13(c) |
| Where you apply | The local appraisal district, for the property you occupy as your principal residence | Texas Comptroller |
Can you get rid of PMI on an Arlington conventional loan?
Most conventional loans with less than 20 percent down carry private mortgage insurance. That insurance is not the same as FHA mortgage insurance. On many conventional files, PMI can be cancelled later once the equity and the loan terms allow it. FHA annual mortgage insurance can last for the full term when the starting LTV is above 90%. That difference is one reason we price both programs on the same file.
Two short iQRATE explainers on FHA mortgage insurance, which is the comparison many Arlington buyers ask about first:
Is FHA or conventional the better fit in Arlington?
It depends on your credit, cash, the property type and the loan size. A 580 credit score can still be eligible for maximum FHA financing under HUD's published bands, with lender overlays on top. Conventional credit usually wants a stronger credit profile for the best pricing, and the down payment rules depend on the loan type. Fannie Mae's current Eligibility Matrix allows up to 97% LTV on some one-unit primary fixed-rate purchases, with conditions. That is a conventional rule, not an FHA rule.
| One-unit loan size | Standard FHA in this county? | Conventional path |
|---|---|---|
| Up to $563,500 | Yes, if the file meets FHA rules | Also possible; compare mortgage insurance, credit and cash |
| Above $563,500 and up to $832,750 | No, over the FHA cap | Conforming conventional |
| Above $832,750 | No | Jumbo conventional |
A credit score, a condo waiver or a gift-fund issue can also tilt the choice even when the loan is under $563,500. We tell you the lender overlay before you write an offer, not after the appraisal is ordered. More on FHA loans.
Can you combine a conventional loan with Arlington down payment help?
Start with the official city fact, because older articles still describe the program as if it is taking new files. The City of Arlington's Quality Housing Resources page still describes the Homebuyers Assistance Program, or AHAP, as a forgivable loan of up to $20,000 at 0% interest, forgiven after a five-year affordability period if the home is not sold, cashed-out, or leased. The same official page says that, at this time, the program does not have a local partner and that the city is working to bring AHAP back into operation. We do not treat AHAP as a live source of cash until the city says it is operating again.
The same city page points residents to statewide help, including the Texas Department of Housing and Community Affairs. TDHCA's Homebuyer Program offers My First Texas Home, with down payment assistance and a 30-year fixed-rate first mortgage for first-time buyers and for veterans, with some first-time exceptions in targeted areas. My Choice Texas Home offers down payment assistance and a 30-year fixed-rate mortgage without a first-time-buyer requirement. An approved homebuyer education course is required. You apply through a participating lender. This page does not invent a dollar cap that the fetched program page did not publish.
The city page also names the Texas State Affordable Housing Corporation and NACA as other resources. We only cite a dollar amount for those programs after we read the current official guidelines for your file.
| Program | What the official source says now | Source |
|---|---|---|
| City of Arlington AHAP | Described as a forgivable loan of up to $20,000, but the city says it is not operating now while it looks for a local partner | City of Arlington Quality Housing Resources |
| TDHCA My First Texas Home | Down payment assistance and a 30-year fixed-rate first mortgage for first-time buyers and veterans, with some exceptions | TDHCA |
| TDHCA My Choice Texas Home | Down payment assistance and a 30-year fixed-rate mortgage; you do not have to be a first-time buyer | TDHCA |
| Homebuyer education | Required to qualify for assistance through the TDHCA Homebuyer Program | TDHCA |
Can you buy an Arlington second home or rental with a conventional loan?
Some conventional lenders will finance a second home or a one-to-four-unit rental, with tighter down payment, reserve and occupancy rules than a primary home. Those overlays are not the same as FHA's owner-occupancy rule. We review the occupancy, the reserve requirements and the debt-to-income ratio on the actual file. This page is not a second-home or investor approval.
Self-employed in Arlington? When standard conventional documents do not fit
Self-employed buyers can still use conventional credit when the income, the returns and the reserves support the file. Some lenders also review bank-statement or asset-depletion options, but those are overlays, not a promise on this page. We tell you which documentation path the lender will actually accept before you spend money on an appraisal.
Above $832,750: when does an Arlington loan become jumbo?
If the base loan amount on a one-unit home is above $832,750, it is jumbo, not conforming conventional. That is uncommon for a typical Arlington purchase at the $304,700 median value, and it is the right path for a higher-end price or a larger multi-unit loan. See our jumbo loans guide for how that comparison works.
What real loans has iQRATE closed?
We have not closed an Arlington conventional loan that we can verify, so we do not claim one. We have closed purchase files in other markets. In Spring, Texas, we closed a buyer's 2024 FHA purchase of about $335,000. That file opened in December 2022 and funded in April 2024. In late 2025 we closed a Southern California buyer's condo purchase of about $1.1 million. That file used 85% financing on a high-balance conforming loan and finished about two and a half weeks early. Those are other-market files, not Arlington results. Past results do not guarantee future outcomes.
How does iQRATE work an Arlington conventional file?
iQRATE Mortgages is a mortgage broker licensed in Texas, Nevada, California and Florida. David Ghazaryan (NMLS 1486726) works your file with the team. We do not claim an Arlington retail branch. We compare conventional and FHA lenders for Tarrant County, then we stay with the file through conditions and closing.
A typical first call covers the price range, the property type, credit, income and cash. We also ask whether TDHCA or another second loan is part of the plan. Then we run lender overlays against that picture. If a condo, a gift or a credit event would block one lender, we move the file to a lender that can actually proceed.
You get a written Loan Estimate from the lender we submit to, not a vague quote on this page. Conventional lender overlays vary, especially on credit scores, reserves, loan-to-value and debt ratios. Some files also need a discussion of origination points versus a higher rate. We will also show you whether a prepayment penalty or an interest-only option appears on that Loan Estimate. Some lenders also require asset seasoning on large deposits, which we review on the statements. That is a Loan Estimate comparison, not a rate quote on this page. We do not quote interest rates or monthly loan payments here. This page is general information, not a commitment to lend.
Arlington conventional limit checker
Enter a price, the unit count and the share you plan to finance. The tool shows the loan amount, whether it is within the 2026 Tarrant County conforming limit, and whether it sits above the FHA cap. Enter a property tax rate only if you have one from the tax bill or the prelim. This is not a loan payment and uses no interest rate. When you already have a price in mind, apply now or contact us.
What does iQRATE put in writing?
These are our standing written guarantees. Each one has its own page with the full terms; see all iQRATE guarantees.
- Rate Match: lock with us, and within 3 calendar days show a competitor's locked Loan Estimate for identical terms. We match it or pay you $1,000 after you close with them.
- Bare Bones Closing Costs: no processing, admin, doc-prep, lock or broker fees of our own; third-party fees at cost.
- 17-Day Closing Commitment: our goal for eligible conventional, FHA and VA purchases is 17 calendar days from initial disclosures. Most of our loans close in under 30 days.
- $5,000 Seller Guarantee and All Costs Covered: if a purchase backed by our verified approval fails only because of our error, we pay the seller $5,000. We also pay you back up to $1,000 of costs, plus lost earnest money up to $5,000.
- 12-Month Rate Drop and Lifetime Rate Monitoring: if rates fall at least 0.50% within a year, we cover typical lender fees on the refinance through premium pricing (when lenders offer it). And we watch rates for you for life.
What do clients say about iQRATE?
These are verbatim reviews from other markets. They are not Arlington closings, and they are not a promise of the same result.
My experience with the IQRATE team was phenomenal. I bought my first house and they helped me through the entire process. David , Andrei & Gayane were so helpful, communicative & patient with me as I had so many questions throughout the entire process. They made everything so simple & effortless & I will definitely be working with them for any mortgage needs I have.
— Anthony Kingston (Google review, other-market; not an Arlington closing)
Great professional work! Because of exceptional coordination from Andrei and the team, our escrow was closed seamlessly several days earlier. All our questions and concerns were addressed promptly. My husband and I would highly recommend this team to whoever is looking for a new mortgage or refinancing.
— Oksana Kozlova (Google review, other-market; not an Arlington closing)
I highly reccomend David. He treated my loan process in the same manner as he would of had if it's his own. David walked me through the process from the beginning to the end. He was always available when i called, even on weekends and holidays, especially when he had a family tragedy he still made my loan a priority and finished it on time as promised.
— Yelena Mkrtchian from Henderson, NV (Zillow, February 6, 2019, conventional purchase, other-market; not an Arlington closing)
Our ratings: Google 5.0 from 77 reviews. Yelp 5.0 from 51 reviews. Zillow 5.00 from 9 reviews. Read our Google reviews.
Which questions should you ask any Arlington conventional lender?
- Is this loan conforming in Tarrant County, or would it be jumbo above $832,750?
- If the price is above the $563,500 FHA cap, what conventional overlays apply on credit, gifts and condos?
- When can PMI be cancelled on this file, and how is that shown on the Loan Estimate?
- Did you use the property tax for this exact address, and did you assume a homestead exemption?
- If I also want TDHCA help, which first-mortgage lenders will accept that second loan?
- What reserve requirements apply if this is a two-to-four-unit property?
Where do these Arlington figures come from?
- Conforming limits:FHFA 2026 county loan limit list; FHFA 2026 news release
- FHA limits:HUD 2026 CHUMS forward limits for Tarrant County
- Census:U.S. Census Bureau QuickFacts, Arlington city, Texas
- Homestead:Texas Comptroller, property tax exemptions
- Assistance:City of Arlington Quality Housing Resources; TDHCA Homebuyer Program
- Conventional guidelines:Fannie Mae Eligibility Matrix
Arlington conventional loan FAQs
What is the 2026 conventional loan limit in Arlington?
The 2026 conforming limit in Tarrant County is $832,750 for a one-unit home, and $1,066,250, $1,288,800 and $1,601,750 for two to four units. Above those caps, the loan is jumbo.
Does a typical Arlington home need a jumbo loan?
No. The Census Bureau's median owner-occupied value in the city is $304,700 for 2020 to 2024, which is well under both the $563,500 FHA cap and the $832,750 conforming cap. Jumbo credit is the path for a higher-end price or a larger multi-unit loan.
What credit score do I need for a conventional loan in Arlington?
Conventional pricing and maximum financing depend on the lender, the loan type and the down payment. Some conventional files can go up to 97% LTV on a one-unit primary home, with conditions in Fannie Mae's current Eligibility Matrix. We tell you the overlay before you write an offer.
Is FHA or conventional better in Tarrant County?
It depends on credit, cash, the property and the loan size. Conventional is the usual path between the $563,500 FHA cap and the $832,750 conforming cap. Below the FHA cap, we compare mortgage insurance, credit and cash on both programs.
Can I cancel PMI on an Arlington conventional loan?
On many conventional files, private mortgage insurance can be cancelled later once you have enough equity and the loan terms allow it. That is different from FHA mortgage insurance, which can last for the loan term when the starting LTV is above 90%.
Does Arlington have down payment help for conventional buyers?
The city's official page still describes AHAP as a forgivable loan of up to $20,000, but it also says the program is not operating now. Statewide, TDHCA's My First Texas Home and My Choice Texas Home can add down payment help on a participating first mortgage, when you qualify.
What is the Texas homestead exemption?
School districts must provide a $140,000 exemption on a residence homestead, plus $60,000 more if you are 65 or older or disabled. You apply with the local appraisal district after you occupy the home as your principal residence.
How do property taxes affect an Arlington conventional loan?
The lender counts property tax, HOA dues and insurance in your housing cost and your debt-to-income ratio. Texas has no state income tax, so the local bill matters more. Enter the rate from the tax bill in the checker; do not rely on a generic city average.
Can I buy a second home or a small rental with a conventional loan?
Some lenders will finance a second home or a one-to-four-unit rental, with tighter down payment, reserve and occupancy rules than a primary home. Those are file-level overlays, not a promise on this page.
Has iQRATE closed conventional loans in Arlington?
We have not closed an Arlington conventional loan that we can verify, so we do not claim one. We have closed purchase files in other markets, including a 2024 FHA purchase in Spring, Texas, and a late-2025 Southern California condo purchase. Those files are described above and are not local Arlington results.
Ready to price an Arlington conventional loan?
Call or text David Ghazaryan (NMLS 1486726) at (702) 766-3744. Tell him the price range, whether you are looking at a house, condo or small multi-unit, and how you earn your income. When you are ready, apply now or contact us to schedule a time to talk. More: Texas mortgage broker · FHA loans · Jumbo loans
About this page. iQRATE Mortgages LLC · NMLS 1862492 · 6360 S Rainbow Blvd Ste 101, Las Vegas, NV 89118 · Licensed in Nevada, California, Texas and Florida. David Ghazaryan, Mortgage Broker, NMLS 1486726. Verify us on NMLS Consumer Access (nmlsconsumeraccess.org). Equal Housing Opportunity.
This page is general information, not an offer to lend and not a commitment to lend. We do not quote rates or payments on this page. Programs, limits and lender rules change, and every loan needs credit, income, asset, property and underwriting approval. Not all borrowers qualify. Past results do not guarantee future outcomes. Tax figures are estimates from public rate tables; your bill depends on the assessed value, the tax rate area for the exact address and any exemptions. Nothing here is legal or tax advice.
