Take the Next
Step Today
Prefer to speak with someone? Call us at (702) 766-3744
By David Ghazaryan, Mortgage Broker, NMLS 1486726 · iQRATE Mortgages, Company NMLS 1862492 · Last updated: November 13, 2026
Quick answer: an FHA loan is a home loan backed by the government. The 2026 FHA limit for a one-unit home is $563,500 across Dallas, Collin, Denton and Tarrant counties (HUD 2026 forward limits). You must live in the home. FHA can be easier on credit and savings. iQRATE Mortgages is a licensed Texas mortgage broker. We compare more than 100 lenders. So we can price FHA next to a regular loan for the same home. Score and debt limits vary by lender. We check them on your real numbers. Call (702) 766-3744 or start your application.
Rated 5.0 from 87 reviews on Experience.com (October 2026). These are company-wide reviews of David and the iQRATE team.
For a one-unit home, the 2026 FHA limit is $563,500. Dallas, Collin, Denton and Tarrant counties share one metro limit. A City of Dallas address can sit inside Dallas, Collin or Denton County. Your county sets your tax rate and school district. It does not change the FHA limit.
| Texas county (one-unit home) | 2026 FHA limit |
|---|---|
| Dallas, Collin, Denton, Tarrant | $563,500 |
| Travis (Austin) | $571,550 |
| Bexar (San Antonio) | $557,750 |
| Harris, Fort Bend, Montgomery (Houston area) | $541,287 |
| El Paso, Bell | $541,287 |
Sources: HUD's county limit file (linked above) and our statewide FHA loans page. Related HUD documents are listed on HUD's site: news release 25-145 and Mortgagee Letter 2025-23.
The 2026 conforming limit for the same four counties is $832,750. That is $269,250 above the FHA limit. A loan between the two is usually a conventional loan. A loan above $832,750 is jumbo. See our Dallas conventional loans and Dallas jumbo loans pages.
Our Dallas mortgage broker page cites a median listing price of about $422,495 for the Dallas–Fort Worth–Arlington metro in September 2026. That figure is from WealthyBud, based on listing data. It is $141,005 below the FHA limit. So the limit fits many homes at the middle of the market. Prices vary a lot by ZIP code. A home in a pricier area may need a different loan.
Dallas-area buyers come from many jobs. Some move to North Texas for finance and corporate work. Others work in health care or own small firms. Jumbo loans show up more in Preston Hollow and the Park Cities.
We also lend across Oak Cliff (75208), Pleasant Grove (75217, 75227), Lakewood (75214), the M Streets and Lower Greenville (75206), Lake Highlands (75238, 75243), Uptown and Oak Lawn (75201, 75204, 75219) and Far North Dallas (75252, 75287). Two traits of local homes come up often:
Buying a condo? HUD has a lookup of FHA-approved condo projects: HUD condo approval search. Ask us to check a project before you make an offer.
Many buyers arrive with a new job and an old home still unsold. If you still own it, lenders count both payments. The exception is a home under contract, or one rented with a written lease. Tell us early if this is you. It can change how we build your file.
The Federal Housing Administration backs FHA loans. Your lender still adds its own rules. The CFPB FHA loan guide and HUD Mortgagee Letter 2023-05 are official starting points for the program. Here is the plain version:
| Topic | FHA | Conventional |
|---|---|---|
| Who backs it | The Federal Housing Administration | No government backing; private mortgage insurance may apply |
| Use of the home | Primary home only | Primary, second home or rental, by program |
| Credit | Often more flexible. Many lenders set a higher minimum score. | Approval and price lean more on score |
| Gift funds | Family and some others can give the down payment | Gift rules vary by program |
| Mortgage insurance | Part of every FHA loan | Can end later in some cases |
| Often best when | Score is lower, debt is higher or credit took a recent hit | Score is strong and savings are larger |
We price both loans with the same down payment. Then we show you the 5-year and 10-year cost.
FHA has two score tiers. A score of 580 or more is the top tier. A score of 500 to 579 can still work. But FHA asks for a bigger down payment in that band. This is from our FHA loans page. Many lenders set a higher minimum of their own. Those extra rules are called overlays. So a score that fits FHA may not fit each lender. A broker can send your file to a lender that fits your score. We do not promise approval at any score.
Often, yes. On FHA, the whole down payment can be a gift from family and some other sources. Conventional gift rules vary by program. FHA also lets a seller help with some closing costs and prepaids. FHA sets a cap on that help. Ask your lender for the cap on your loan. Gift and seller help show up on your Loan Estimate.
Not by themselves. Two iQRATE videos cover this: "FHA Loan Secret: Medical Debt Doesn't Kill Approval" and "FHA Loan Denied? Stop Blaming Medical Debt." Under FHA guidelines, unpaid medical collections are left out of the debt-ratio math. But a new collection opened during escrow can still stop an approval. Many FHA denials come from one lender's overlays. They do not come from FHA's own rules. If a lender says no, ask if the reason is FHA or the lender.
An FHA appraisal is more than a value check. It is also a safety check of the home. iQRATE covers this in its video "The FHA Deal Killer Hiding In Your Appraisal." Two examples from it:
The video also notes that an FHA appraised value stays with the property for a period. That matters on older Dallas-area homes. Before you write an offer, ask your agent to look at the paint and the roof. A repair ask is easier to raise before you are under contract. The appraiser and your lender make the final call on repairs. So we do not list every item here.
Every FHA loan has FHA mortgage insurance. A conventional loan may have private mortgage insurance, or PMI. With a strong score and more cash down, PMI can cost less. It can also be dropped later. With a lower score, more debt or a recent credit hit, FHA is often cheaper. It may be the only way in. So we price both with the same down payment. Then we show the 5-year and 10-year cost side by side. You pick the one that fits your plan.
Texas has no state income tax and no transfer tax. So local property tax carries the load. The 2025 rate for the City of Dallas with Dallas ISD was about $2.72 per $100 of value, before exemptions. Rates in the rest of Dallas County run from about 1.34% to 2.86%. School and special districts set them. Texas taxes are often 2% or more of value before exemptions. So escrow can be a bigger part of an FHA payment than the mortgage insurance.
“Don't rely on the seller's current property-tax bill or a builder's advertised monthly-payment estimate. … I want to calculate the financing on the exact property before you commit, not discover the real housing expense after your offer is accepted.”
— David Ghazaryan, NMLS 1486726, on what he tells North Texas buyers before they make an offer
To check a home's county, school district and tax units, use the appraisal district record for the address. Check it before you make an offer. Then ask us to run the payment on that exact bill.
Closing costs are what you pay to get the loan. They include origination, points, appraisal, escrow and title. Cash to close adds prepaids and your down payment. Prepaids are your own bills, paid early. They cover a year of home insurance, daily interest to month-end, and an escrow deposit. The state sets title insurance prices. Your real figures depend on county, price and loan type. So we do not quote one range. Each line is on your Loan Estimate.
Each program has its own income, location and lender rules. We tell you what to ask about. None of it is a promise that you will qualify.
FHA is for a home you live in. It does not fit a rental purchase. Other iQRATE loans fit other needs:
| Situation | Usually fits | Learn more |
|---|---|---|
| Strong score and more cash to put down | Conventional | See the conventional page linked above |
| One-unit loan above $832,750 | Jumbo | Jumbo loans |
| Self-employed with low taxable income | Bank statement | Bank statement loans |
| Rental that qualifies on its rent | DSCR (business use only) | Dallas DSCR loans, DSCR loans |
| Several rentals financed together | Portfolio | Portfolio loans, serial investor loans |
For the full Texas menu, see our Dallas mortgage broker page linked above. You can also read our investor loans overview.
David has a view on rental loans. He says: “I've seen investors spend weeks negotiating a purchase price and then barely examine the financing terms.” That is a different job from an FHA loan on your own home.
iQRATE is a mortgage broker, not the lender. We are licensed in Texas under company NMLS 1862492. We work Dallas-area files from our Las Vegas office. We close with local escrow and title. We compare more than 100 lenders on complex files. So you do not get one bank's menu. Most of our loans close in under 30 days. Our goal for eligible FHA purchases is 17 days from first disclosures. A goal is not a guarantee. Timing hangs on the appraisal, title and your papers. You can check our licenses on NMLS Consumer Access. You can also read about iQRATE.
In short: FHA qualifies on your paystub with one owner-occupied home. DSCR qualifies on a property's rent and lets investors buy many.
We answer each of these on your real file. We do it before you apply, not after.
These are word-for-word 5-star reviews of David and the iQRATE team. They come from our company-wide profiles and from other markets (Las Vegas, NV). They are not a promise about your loan. Ratings: Google 5.0 from 77 reviews, Yelp 5.0 from 51 reviews, Zillow 5.00 from 9 reviews. See all reviews.
“David was very professional and went above and beyond to help me purchase my first home. He was very knowledgeable, experienced, and thorough. Anytime I had concerns, he was always there to patiently answer all my questions. I highly recommend David if you are looking to purchase a home.”
— Nomi E. (Las Vegas, NV), 5-star review on Zillow. Company-wide review from another market.
“David’s experience in the greater Las Vegas area has been a tremendous help in every aspect of buying my home. His work is quick, efficient, and reliable.”
— eddieyervinyan (Las Vegas, NV), 5-star review on Zillow. Company-wide review from another market.
“Thank you so much David and team! You made the mortgage process so easy and were very patient with me. The process was smooth and the level of communication and professionalism was extraordinary. I will definitely recommend to family and friends for their mortgage needs as well”
— Sophie G. (Las Vegas, NV), 5-star review on Yelp. Company-wide review from another market.
$563,500 for a one-unit home. It is the same in Collin, Denton and Tarrant counties. The conforming limit for those counties is $832,750.
No. FHA is for a primary home only. Investors can look at DSCR loans. They are for business use on non-owner-occupied property. Dallas's 2023 short-term rental rules are on hold under a court order. The Texas Supreme Court will hear the City's appeal on Dec 3, 2026. Check the status before you count on short-term rental income.
About $2.72 per $100 of value in 2025 for the City of Dallas with Dallas ISD, before exemptions. Other parts of Dallas County range from about 1.34% to 2.86%. Your county, school district and special districts set your real bill.
There may be. The Dallas Homebuyer Assistance Program covers eligible buyers within city limits. TSAHC and TDHCA offer statewide programs. Each has its own rules. Eligibility is not guaranteed.
FHA has two tiers. A score of 580 or higher is the stronger tier. A score from 500 to 579 can work but needs a larger down payment. Many lenders set a higher minimum of their own. The CFPB FHA guide has the official details. We confirm the figures for your file before you apply. Down payment amounts vary by lender and program, so we do not list one here.
On FHA, the whole down payment can be a gift from family and some other sources. Your lender will ask for paper that shows where the gift came from. Rules differ on conventional loans.
Under FHA guidelines, unpaid medical collection balances are left out of the debt-ratio math. But new collections opened during escrow can still stop an approval. Many denials come from one lender's extra rules, not from FHA itself. This summary comes from two iQRATE videos on the topic, named above.
Yes. An FHA appraisal is also a safety inspection. Peeling paint can be flagged, and the roof needs about 2 years of remaining life. Your lender and the appraiser make the final call on repairs.
It depends on your score, debt and savings. With a strong score and a larger down payment, conventional can cost less and its insurance can be removed later. With a lower score, higher debt or a recent credit event, FHA is often cheaper or the only option. We price both and show the 5-year and 10-year cost.
Lenders count both payments. The exception is a home under contract, or one rented with a written lease. Tell us early so we can plan your file.
Most iQRATE loans close in under 30 days. For eligible full-documentation FHA purchases, our goal is 17 calendar days. The clock starts when you sign your first disclosures. It is a goal, not a guarantee.
Call or text David Ghazaryan at (702) 766-3744. You can also contact us to set a time to talk, or apply now. Tell us the price range, the area and how you earn your income.
Ready to compare FHA with your other options?Apply now or call (702) 766-3744.
iQRATE Mortgages, Company NMLS 1862492. David Ghazaryan, Mortgage Broker, NMLS 1486726. Licensed in Nevada, California, Texas and Florida. iQRATE is a mortgage broker. It does not make or fund loans. Equal Housing Opportunity. This page is general info. It is not a commitment to lend. Terms change and vary by lender. All loans need credit, property and underwriting approval. Tax figures are estimates. Your real bill depends on value and exemptions. Local facts come from the public sources linked above. They are not legal or tax advice. Call or text (702) 766-3744.
