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 Irving is a mortgage that is not insured by FHA, VA or USDA. In Dallas County the 2026 one-unit conforming cap is $832,750. Standard FHA in this county stops at $563,500 on a one-unit home, so conventional credit is the path between those two caps. The typical owner-occupied home in the city is well under both lines. The Census Bureau's QuickFacts median value is $315,600 for 2020 to 2024. We do not quote rates or payments on this page.
Irving conventional loans at a glance
| Item | What applies in Irving for 2026 | Source |
|---|---|---|
| Conforming limit, one unit | $832,750 (Dallas 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 (Dallas County) | HUD |
| Median value of owner-occupied homes, Irving | $315,600 (2020 to 2024) | U.S. Census Bureau QuickFacts |
| Median household income, Irving | $81,830 (2024 dollars, 2020 to 2024) | U.S. Census Bureau QuickFacts |
| Owner-occupied rate | 38.1% | 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 | A zero-interest deferred forgivable loan for down payment and closing costs on a home in Irving, with income and first-time rules; no per-buyer dollar cap was published on the official page we fetched | City of Irving Down Payment Assistance Program |
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 Irving rate.
Apply now if you already have a price range. Or contact us to talk through the file.
What is a conventional loan in Irving?
A conventional loan is a home loan from a private lender. It follows Fannie Mae or Freddie Mac rules, or it can be a jumbo loan above the cap. It is not insured by FHA, VA or USDA. Buyers often pick it when they can use private mortgage insurance that can be dropped later, instead of FHA insurance. The local numbers matter here.
The city's July 1, 2025 population estimate is 257,076. The median value of owner-occupied homes is $315,600. Many one-unit purchases in Irving can fit either FHA or conventional credit. The better fit depends on your credit, your cash, the condo rules, and how long you plan to keep the loan. FHA is not automatically cheaper. If you want an adjustable-rate loan, we price it only from a current Loan Estimate, not from this page.
| Irving city fact | Official figure | Source |
|---|---|---|
| Population, July 1, 2025 | 257,076 | U.S. Census Bureau QuickFacts |
| Median value of owner-occupied homes, 2020 to 2024 | $315,600 | U.S. Census Bureau QuickFacts |
| Median household income, 2024 dollars, 2020 to 2024 | $81,830 | U.S. Census Bureau QuickFacts |
| Owner-occupied rate | 38.1% | U.S. Census Bureau QuickFacts |
| Median selected monthly owner costs with a mortgage, 2020 to 2024 | $2,243 | U.S. Census Bureau QuickFacts |
What is the 2026 conventional loan limit in Dallas County?
FHFA set the 2026 one-unit conforming limit for Dallas County at $832,750. The two-, three- and four-unit caps are $1,066,250, $1,288,800 and $1,601,750. Dallas County is not a high-cost county on that list. The cap applies to the base loan amount. A loan above the cap for that unit count is jumbo. See our jumbo loans overview for that path.
| 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 |
If the loan sits between $563,500 and $832,750 on a one-unit home, standard FHA is not available, and conventional conforming credit is the usual path. Fannie Mae's Eligibility Matrix allows up to 97% LTV on some one-unit primary fixed-rate purchases, with conditions. We review those conditions on the actual file.
How do Dallas County property taxes change a conventional approval?
Irving is in Dallas County. Texas has no state income tax, so the local property tax bill does more of the work. The lender counts that bill, HOA dues and insurance in your housing payment and your debt-to-income ratio. We use the tax for the exact address, not a generic city average. The calculator lets you enter the rate from the tax bill or the prelim. This page does not invent an Irving city rate.
The Texas Comptroller explains the homestead tax breaks that can lower that bill after you move in as your main home. Tax Code Section 11.13(b) requires school districts to provide a $140,000 exemption on a residence homestead. For people age 65 or older or disabled, school districts must provide an extra $60,000 exemption. You apply with the local appraisal district. We do not assume any tax break in the checker unless you enter a lower taxable value yourself.
The Census Bureau's median selected monthly owner cost with a mortgage in the city is $2,243 for 2020 to 2024. That is a citywide median, not a quote for 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 Irving conventional loan?
Private mortgage insurance on a conventional loan can often be dropped later, once the file meets the lender's rules. FHA mortgage insurance is different. Under HUD Mortgagee Letter 2023-05, the annual fee lasts 11 years when the starting loan-to-value is 90% or less. Otherwise it lasts for the full loan term. That is one reason some Irving buyers compare a conventional loan even when FHA would also fit. We do not quote a monthly insurance amount on this page.
Two short iQRATE explainers on FHA mortgage insurance compared with conventional credit:
How does Irving down payment help work with a conventional loan?
The City of Irving has a Down Payment Assistance Program funded by HUD. It is a zero-interest loan that can be forgiven later. You can use the funds for down payment and closing costs on a home in Irving. You must use a lender the city has approved. You must not have owned a home in the last three years. Your income must be at or under 80% of HUD Area Median Income. You also watch the city's orientation video and sign the acknowledgment form. The city says that video is not a class that gives you a certificate. The official program page we fetched did not list a dollar cap for one buyer, so we do not invent one. The housing page also shows $150,000 as an amount already awarded in first-time help, not as a cap for one buyer.
TDHCA's My First Texas Home and My Choice Texas Home can also help on some first mortgages. Approved homebuyer education is required. We only add city or state help when the official rules allow it on the file. We do not treat Dallas, Fort Worth or Frisco city programs as Irving programs.
| Irving or state help | What the official source says | Source |
|---|---|---|
| City of Irving Down Payment Assistance | Zero-interest deferred forgivable loan for down payment and closing costs on a home in Irving; first-time (no home in the last three years), 80% AMI, city-approved lender; no per-buyer cap published on the fetched program page | City of Irving |
| My First Texas Home | Down payment help plus a 30-year fixed loan for first-time buyers and veterans, with some first-time exceptions in targeted areas; approved homebuyer education required | TDHCA |
| My Choice Texas Home | Down payment help plus a 30-year fixed loan, with no first-time requirement; approved homebuyer education required | TDHCA |
Can you buy an Irving second home or rental with a conventional loan?
Some conventional lenders will finance a second home or a one-to-four-unit rental. The down payment, cash reserves and occupancy rules are often tighter than they are on a primary home. Those extra rules vary by lender. We review whether you will live in the home, the reserve needs, and the debt-to-income ratio on the actual file. This page is not a second-home or investor approval.
Self-employed in Irving? When standard conventional documents do not fit
Self-employed buyers can still use conventional credit when the income, the tax returns and the cash reserves support the file. We tell you which paperwork the lender will actually accept before you spend money on an appraisal.
What real loans has iQRATE closed?
We have not closed an Irving 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 Irving results. Past results do not guarantee future outcomes.
How does iQRATE work an Irving 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 Irving retail branch. We compare conventional and FHA lenders for Dallas 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 the City of Irving program or a TDHCA 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 lenders set their own extra rules on credit scores, cash reserves, loan-to-value and debt ratios. Some files also need a talk about origination points versus a higher rate. We will also show you whether a prepayment penalty or an interest-only option shows up on that Loan Estimate. Some lenders also require seasoning on large deposits, which we review on the bank 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.
Irving 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 Dallas 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 Irving 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 Irving 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 Irving 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 Irving 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 Irving conventional lender?
- Is this loan within the $832,750 Dallas County conforming cap, or would it be jumbo?
- If the loan is above $563,500, did you compare conventional credit because standard FHA would not apply?
- How would private mortgage insurance come off later, compared with FHA mortgage insurance?
- Did you use the property tax for this exact address, and did you assume a homestead exemption?
- Can this file use the City of Irving down payment program, and is the lender on the city's approved list?
- Are origination points being charged, or is the rate being priced without points?
Where do these Irving figures come from?
- Conforming limits:FHFA 2026 county loan limit list; FHFA 2026 news release
- FHA limits, for comparison:HUD 2026 CHUMS forward limits for Dallas County
- Census:U.S. Census Bureau QuickFacts, Irving city, Texas
- Homestead:Texas Comptroller, property tax exemptions
- City assistance:City of Irving Down Payment Assistance Program; City of Irving housing assistance programs
- State assistance:TDHCA Homebuyer Program
- Eligibility context:Fannie Mae Eligibility Matrix
Irving conventional loan FAQs
What is the 2026 conventional loan limit in Irving?
The 2026 conforming limit in Dallas 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. A loan above the cap for that unit count is jumbo.
Does a typical Irving home need a loan above the FHA cap?
No. The Census Bureau's median owner-occupied value in the city is $315,600 for 2020 to 2024, which is under the $563,500 FHA cap and well under the $832,750 conforming cap. Conventional credit is still a useful comparison even when both paths fit.
When is conventional the path between FHA and jumbo?
When the one-unit loan is above $563,500 and at or under $832,750, standard FHA is not available and conventional conforming credit is the usual path. Jumbo starts only after the conforming cap.
Can I cancel PMI on an Irving conventional loan?
Conventional private mortgage insurance can often be cancelled later, once the file meets the lender's and the investor's rules. FHA annual MIP lasts 11 years at a starting loan-to-value of 90% or less, and otherwise can last the loan term, under HUD Mortgagee Letter 2023-05.
How does Irving down payment assistance work?
The city's official program is a zero-interest deferred forgivable loan for down payment and closing costs on a home in Irving. You must use a city-approved lender, not have owned a home in the last three years, and be at or under 80% of HUD Area Median Income. The fetched program page did not publish a per-buyer dollar cap, so we do not invent one.
How do property taxes affect an Irving 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.
What is the Texas homestead exemption on a conventional purchase?
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.
Can I buy a second home or a small 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 are file-level overlays, not a promise on this page.
Can a self-employed Irving buyer use a conventional loan?
Yes, when the income, the returns and the reserves support the file. We tell you which documentation path the lender will actually accept before you spend money on an appraisal.
Has iQRATE closed conventional loans in Irving?
We have not closed an Irving 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 Irving results.
Ready to price an Irving 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.
