Conventional Mortgage in Killeen, TX: Fannie Mae and Freddie Mac Loans Near Fort Hood, Compared Across Lenders

By iQRATE Mortgages · Mortgage broker: David Ghazaryan, NMLS 1486726 · Company NMLS 1862492 · Updated November 10, 2026

Quick answer

A conventional mortgage in Killeen is a home loan made under Fannie Mae and Freddie Mac guidelines, with no government guarantee or insurance behind it. For 2026, the conforming limit in Bell County is $832,750 for a one-unit home and $1,066,250 for a duplex (FHFA conforming loan limits). Above that, you need a jumbo loan. VA and FHA loans are for homes you live in. A conventional loan can also finance a second home or an investment property, and it doesn't use your VA entitlement. iQRATE Mortgages (NMLS 1862492) is a mortgage broker licensed in Texas. We compare wholesale lenders on your file, more than 100 on complex deals, instead of offering one bank's menu.

The local line to watch is property tax. For 2025, a City of Killeen home in Killeen ISD carried about $1.89 per $100 of value in combined city, school and county taxes, before exemptions. That tax is part of the housing payment a conventional underwriter weighs against your income. For comparison, Bell County's 2026 FHA limit for a one-unit home is $541,287 (HUD Mortgagee Letter 2025-23).

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What is a conventional loan, and when does it fit a Killeen-area buyer?

A conventional loan is a mortgage with no government guarantee or insurance. Instead of following VA or HUD rules, it follows the guidelines and loan limits that apply to Fannie Mae and Freddie Mac, two government-sponsored enterprises. The Federal Housing Finance Agency publishes the conforming limit for every county, and those limits can change each year. On top of the agency rules, each lender has its own guidelines. That's why the same file can get different answers from different lenders.

Most of the Killeen, Harker Heights, Copperas Cove and Nolanville clients we work with are soldiers, spouses and veterans on PCS timelines. The post next to Killeen is Fort Hood again: the Army redesignated Fort Cavazos as Fort Hood on June 11, 2025. If you're eligible for a VA loan, we price a VA option next to the conventional one. You compare them on your own numbers, not on a rule of thumb.

A conventional loan is worth pricing when one of these describes you:

• You're financing a second home or a rental. VA and FHA loans are for homes you live in. Conventional loans can also finance second homes and investment properties, including multi-family homes.
• You already have a VA loan on a home somewhere else. We calculate your remaining entitlement against the $832,750 Bell County baseline to see whether a VA loan here would need a down payment. Then we put that next to a conventional option.
• You aren't eligible for VA. VA loans are for eligible veterans and service members. If that isn't you, conventional and FHA are both on the table, and we compare them line by line.
• The loan amount is above $832,750. That's a jumbo loan, which we also arrange.
• A self-employed spouse's tax returns understate the household's income. Write-offs shrink taxable income. If conventional documentation doesn't work, a bank statement loan uses 12 or 24 months of deposits instead of tax returns.

If the VA side wins on your numbers, we'll tell you. Our VA and PCS guide for Fort Hood families, including BAH and entitlement planning, is on our Killeen mortgage broker page.

How do conventional, FHA and VA loans compare in Bell County?

This table sticks to the differences set by program and county for 2026. Pricing, credit rules and documentation vary by lender and by borrower. Treat it as a starting point, not a quote.

General comparison, not a quote and not a commitment to lend. Conforming limit: FHFA. FHA limit: HUD Mortgagee Letter 2025-23. VA limit and occupancy notes: our Killeen mortgage broker page.

Two rows matter most for conventional borrowers. First, the Bell County conventional one-unit limit of $832,750 sits well above the Bell County FHA one-unit limit of $541,287. A conventional loan leaves more room on price before you reach jumbo territory. Second, of the three programs, conventional is the one that can finance a rental you don't live in at all.

What are the 2026 conventional loan limits in Killeen and Bell County?

The 2026 one-unit conforming limit is $832,750 in every Texas county. So a buyer in Copperas Cove, which is in Coryell County west of the post, works with the same conventional ceiling as a buyer inside Killeen city limits in Bell County. FHA limits are set separately by HUD. You can check any county in HUD's FHA mortgage limits lookup. The FHFA county file lists conforming limits by county and number of units.

A higher limit doesn't mean a lender will approve that amount for you. Your income, debts, credit and the home's appraised value decide what you can borrow. The limit only decides whether the loan is conforming or jumbo.

How does Killeen property tax affect a conventional approval?

Texas has no state income tax and no state property tax. Cities, counties and school districts levy their own property taxes, and combined rates are among the highest in the country. On a conventional loan, that shows up in two places.

When you qualify. Your monthly property tax and homeowners insurance are part of your housing payment. The housing payment is part of the debt-to-income ratio an underwriter uses to judge whether you can carry the loan. A higher tax bill on the same price means a larger housing payment, which can lower the price you qualify for. That's why we price your file with the tax for the actual address, not a citywide average.

When you close. Texas bills property taxes in October and collects them in arrears. Lenders usually collect about 2–6 months of taxes into your escrow account at closing, depending on the closing month. The seller's prorated tax credit offsets part of it.

Three details can change the tax line on a specific home:

• City and county lines. Harker Heights and Copperas Cove have their own city rates. Copperas Cove is in Coryell County, so the Bell County breakdown above doesn't apply there.
• Homestead. If the home is your primary residence, the homestead exemption and a 10% cap on yearly appraisal increases (after the first year) reduce what you pay. The Texas Comptroller explains how Texas property tax and homestead exemptions work.
• Disabled veterans. Texas fully exempts the homestead of a veteran with a 100% disability rating or individual unemployability, and gives partial exemptions at lower ratings. Because the exemption attaches to the homestead, it can also lower the tax counted on a conventional loan.

What will you pay at closing on a Killeen conventional loan?

Two numbers get confused, so it helps to separate them.

Closing costs are what it costs to get the loan: lender origination, any discount points you choose, the appraisal, the credit report, title insurance, escrow or settlement, and recording. They show up in Sections A–E of your Loan Estimate.

Cash to close is your closing costs plus your prepaids plus your down payment. Prepaids are your own future bills paid up front: the first year of homeowners insurance, daily interest from closing to the end of the month, and the opening deposit into your escrow account. They aren't fees. In Killeen, the first year of homeowners insurance and the property-tax escrow deposit are the big prepaids.

Texas details that apply to every Killeen conventional closing:

• No transfer tax. Texas has no state or local real estate transfer tax or deed stamps.
• Title insurance is promulgated. The Texas Department of Insurance sets the basic premium rates, so the base premium is the same at every title company. Endorsements and escrow fees can differ.
• No one-size estimate. Costs depend on price, loan type and closing month, so we don't quote a range. Every line is itemized on your Loan Estimate. Under our Bare Bones Closing Cost Guarantee we add no processing, admin, doc-prep, lock or broker fees of our own. Lender and third-party fees pass through at cost.

Is there Texas down payment help for conventional buyers in Killeen?

Texas has statewide programs that can help with down payment and closing costs. Each one has its own eligibility rules, income and price limits, and participating lenders. Availability depends on the program and on your file.

• TSAHC Homes for Texas Heroes and Home Sweet Texas. The Texas State Affordable Housing Corporation offers down payment and closing cost help, as a grant or a forgivable second lien, for eligible teachers, first responders, veterans and moderate-income buyers. Program details are on TSAHC's Homes for Texas Heroes page.
• TDHCA My First Texas Home and My Choice Texas Home. The Texas Department of Housing and Community Affairs pairs assistance with an eligible first mortgage, subject to income and price limits.

These programs need participating lenders, so ask early. We'll check what you qualify for before we price your conventional options. That way you see any assistance and the first mortgage together.

What do conventional underwriters look at on a Killeen file?

Conventional underwriting comes down to two questions: can you repay the loan, and does the home support it? Here's what that means in practice.

• Credit. Conventional loans typically have stricter credit score requirements than FHA loans. Stronger credit generally earns better pricing and terms.
• Debt-to-income ratio. The underwriter compares your monthly debts, including the new housing payment with Killeen taxes and insurance, to your income.
• Income and assets. Lenders verify income, credit and assets. If you're active duty, BAH is non-taxable income, and we make sure the lender counts it correctly.
• Appraisal. A conventional purchase typically needs an appraisal to confirm that the home's value supports the loan amount.
• Private mortgage insurance. With less equity, you'll generally pay private mortgage insurance until you reach a specified level of equity. In our Tyler file below, the buyer's down payment was large enough that the loan needed no PMI.
• Lender guidelines. Each lender adds its own rules to the agency guidelines. If one lender's rules don't fit your file, we can place it with another.

Can you refinance or take cash out of a Killeen home with a conventional loan?

Yes. We arrange rate-and-term and cash-out refinances on primary homes, second homes and rentals. Texas homestead rules are strict, so the property's status matters.

• Cash out on your homestead. A cash-out loan on a Texas homestead falls under Section 50(a)(6) of the Texas Constitution, Article XVI. It is limited to 80% of the home's fair market value, counting all liens. It requires a 12-day waiting period after the required notice, and it generally can be done only once a year. Those limits apply to a conventional cash-out the same as to any other program.
• Cash out on a rental. Investment properties don't fall under that homestead rule. A conventional cash-out on a rental is allowed within Fannie Mae limits.
• Your existing loan matters. If your current mortgage is a Texas home-equity loan, or you aren't sure, tell us before you apply. Texas homestead law has conditions beyond this summary, and this page isn't legal advice.

How does a conventional purchase work on a PCS timeline?

A PCS move puts a hard date on everything. Here's how we build a conventional file around it.

1. Pre-approval before you arrive. Lenders can approve you before you report, using your PCS orders and a report date that meets their rules. We plan the closing around your house-hunting leave.
2. Income counted correctly. BAH is non-taxable income. We make sure the lender counts it the right way.
3. VA and conventional, side by side. If you're VA-eligible, we price both. If you have a VA loan elsewhere, we work out your remaining entitlement first so the comparison is real.
4. A plan for the next set of orders. If you might keep the home and rent it out after you leave, tell us at the start. We check whether the rent would cover the payment.
5. An offer that holds up in PCS season. Summer PCS seasons bring a surge of buyers and sellers, so inventory and days on market swing more than in most Texas cities. Underwriting reviews our fully verified pre-approval before you make an offer, and it's what backs our $5,000 Seller Guarantee.

Buying new construction around Killeen? Read the incentive terms first

Large tracts in south Killeen, Harker Heights and Nolanville offer builder incentives. Before you count on one, read exactly what it requires. Some incentives are tied to applying through the builder's preferred lender, and that changes how you compare loans.

David saw this firsthand on a file outside Texas. It was a Las Vegas, Nevada investment property financed with a DSCR loan. It was not a Killeen home and not a conventional loan, but the incentive lesson carries over. In David's words:

“To receive those incentives, she was required to apply through the builder's preferred lender.”

The builder's lender denied her loan. Normally that means losing the financing, and switching lenders can mean losing the incentives too. In this case she had already satisfied the builder's requirement to apply through its lending channel. As David put it:

“The builder ultimately agreed to honor the incentives if she obtained outside financing.”

We arranged a DSCR mortgage based on the property's rental income, applied the builder incentives toward a rate buydown, and closed in less than three weeks. David's takeaway:

“The lesson I took from that transaction is that a lender's denial doesn't necessarily mean a good investment opportunity is dead. Sometimes the solution is understanding the purchase contract, preserving the buyer's negotiating position, and choosing a financing program that fits the actual investment.”

For a Killeen buyer, the practical step is simple. Get the incentive terms in writing before you choose a lender, and ask us to compare the builder's offer with what we can find elsewhere. We can't promise any builder will honor an incentive with outside financing; that depends on the contract.

What proof does iQRATE have on Texas conventional loans?

We don't have a closed Killeen conventional file we can show you, so we won't present one. These are real conventional purchases we closed elsewhere in Texas, from our own records. The numbers are rounded, and names and addresses are left out. More Texas files are on our Texas mortgage broker page.

• Houston (Harris County) · 2024 · conventional purchase. A buyer bought a primary home for about $400,000 with a conventional loan, not FHA. The home appraised about $6,000 over the price. Application to closing took 26 days, four days ahead of the target date.
• Sugar Land (Fort Bend County) · 2025 · conventional purchase. A buyer bought a primary home for about $430,000. The appraisal came in slightly over the price. Application to closing took 24 days, four days early.
• Tyler (Smith County) · 2024 · conventional purchase. A buyer bought a home of about $250,000 and put enough down that the conventional loan needed no private mortgage insurance. The home appraised about $15,000 over the price. We closed in 21 days, a week ahead of target.

The pattern: all three Texas conventional buyers closed in under four weeks and ahead of the target date, and in all three the home appraised above the price.

Past results do not guarantee future outcomes. This is not a commitment to lend.

In David's words, on what he looks at beyond loan approval:

“One thing being a real estate investor has taught me is that getting a loan approved and making a good investment are two different things.

I've seen investors spend weeks negotiating a purchase price and then barely examine the financing terms.

They focus on the interest rate. I look at the entire transaction: cash invested, monthly carrying costs, reserves, prepayment penalties, and the exit strategy.”

For the soldiers and families we work with, part of that plan is what happens to the home when the next set of orders arrives. We build the loan around it.

Why use a broker instead of one bank for a conventional loan?

• Bank or credit union: one lender's products and pricing. If your file doesn't fit their box, the answer is no.
• Online lender: fast for simple files, but still one lender's guidelines, and often a call center.
• Mortgage broker: one application, many lenders. If one lender says no or prices high, we move your file to another without starting over. Brokers access wholesale pricing, and our compensation is disclosed on your Loan Estimate.

Conventional loans share agency guidelines, but each lender adds its own rules and sets its own pricing. That's the gap a broker closes.

Which iQRATE guarantees apply to a Killeen conventional loan?

Each guarantee has full terms on its own page; see all iQRATE guarantees.

• Rate Match Guarantee: lock with us, then within 3 calendar days show us a competitor's locked Loan Estimate and rate lock agreement for identical terms. We match it, or pay you $1,000 after you close with them.
• Bare Bones Closing Cost Guarantee: no processing, admin, doc-prep, lock or broker fees of our own. Lender and third-party fees pass through at cost and are itemized on your Loan Estimate and Closing Disclosure.
• 17-Day Closing Commitment: our goal for eligible conventional, FHA and VA purchase loans is closing within 17 calendar days of signing initial disclosures. Most of our loans close in under 30 days.
• $5,000 Seller Guarantee: if a seller accepts your offer based on our fully verified pre-approval and the loan fails solely because of our error, we pay the seller $5,000. That makes your offer stronger.
• All Costs Covered Guarantee: after preliminary underwriting approval on a purchase, if the loan fails to close solely because of our processing or underwriting error, we reimburse up to $1,000 of out-of-pocket costs and a forfeited earnest money deposit up to $5,000.
• Lifetime Automated Rate Monitoring: free for closed clients. We email you when the market drops far enough below your rate; the exact threshold is on its terms page.
• Moving Assistance Mortgage Offer: finance with us and buy through a participating partner agent, and you get help with professional moving costs, tiered by loan amount.

How does the iQRATE conventional process work?

1. Call or apply online. A 15-minute call at (702) 766-3744 or our online application.
2. We price your file across our lenders. You see real options side by side, with every fee itemized and the property tax for the actual address included.
3. Fully verified pre-approval. Underwriting reviews your income, credit and assets before you make an offer.
4. Lock and disclose. You lock when you're ready, and the Rate Match window opens.
5. Close with local title and escrow. Eligible full-documentation conventional purchases target 17 calendar days from initial disclosures. Most of our loans close in under 30 days.

Where around Fort Hood does iQRATE lend?

We lend in Killeen and the surrounding area, including Harker Heights, Copperas Cove, Nolanville, Belton and Temple. ZIP codes and area notes are on our Killeen mortgage broker page. We're licensed in Texas under company NMLS 1862492, and we work Killeen files remotely from Las Vegas, Nevada, closing with local escrow and title.

Where do the facts on this page come from?

What do iQRATE clients say?

These are real 5-star reviews, quoted word for word, with a screenshot of each review above its quote. They describe working with David Ghazaryan and the iQRATE team overall. They aren't reviews of a Killeen loan, and they aren't a promise about yours.

“Thank you Andrei and David again for being professional and very patient. They both helped my brother to buy a house in time. They know what they're doing. We're glad that we choose iQRate Mortgage.”

— ศิวกร น. (CO), 5-star review on Yelp

“David was very professional and went above and beyond to make sure I understand the loan procedure. In addition, he went with me to my closing because I expressed that I would be more comfortable with him there to explain the documents to me. He was there and ensured a smooth transaction. Everything completed as expected. I would definitely recommend him to my friends and family.”

— Jasmin (Las Vegas, NV), 5-star review on Zillow

Our ratings: Google 5.0 from 77 reviews. Yelp 5.0 from 51 reviews. Zillow 5.00 from 9 reviews. David also has 5.0 stars from 87 reviews on Experience.com (October 2026).

Read our Google reviews · Read our Zillow reviews

Killeen conventional loan FAQs

What is the 2026 conventional loan limit in Killeen?

$832,750 for a one-unit home in Bell County, and $1,066,250 for a duplex. The one-unit figure is the same in every Texas county for 2026, including Coryell County for Copperas Cove. A loan above the limit is a jumbo loan.

Does a conventional loan use my VA entitlement?

No. A conventional loan isn't a VA loan, so it doesn't use VA entitlement. If you already have a VA loan on another home, we calculate what entitlement remains. Then you can compare a VA loan here with a conventional one.

Should a Fort Hood soldier choose conventional or VA?

There's no single answer, and we won't hand you a rule of thumb. It depends on whether you'll live in the home, whether you already have a VA loan elsewhere, your credit and income, and your plans for the next set of orders. If you're VA-eligible, we price both and show you the difference on your own numbers.

Can I buy a second home or rental in Killeen with a conventional loan?

Yes. Conventional loans can finance a primary home, a second home or an investment property, subject to lender guidelines. VA and FHA loans are for homes you live in. If you want the rent, rather than your personal income, to qualify you for a rental, a DSCR loan is a separate option.

Can I buy a duplex in Killeen with a conventional loan?

Yes. Conventional loans cover single- and multi-family homes, including as an investment property. The 2026 conforming limit for a duplex is $1,066,250. Eligible veterans can also buy a duplex to fourplex with a VA loan if they live in one unit.

Do I need private mortgage insurance on a conventional loan?

It depends on your equity. With a smaller down payment, you'll generally pay private mortgage insurance until you reach a specified level of equity. With a large enough down payment, you may not need it at all. In one of our Tyler, Texas files, the conventional loan needed no PMI.

Do Killeen property taxes change how much I can borrow on a conventional loan?

They can. Property tax is part of your monthly housing payment, and that payment counts in your debt-to-income ratio. The combined rate for the exact address, along with any homestead exemption, feeds directly into that ratio. We price your file with the tax for the actual address.

Does BAH count as income for a conventional mortgage?

Yes. BAH is non-taxable income, and lenders count it. We make sure the lender counts it correctly.

Can I take cash out of my Killeen home with a conventional refinance?

Yes, within Texas rules. On a homestead, a cash-out loan falls under Section 50(a)(6). It is limited to 80% of fair market value counting all liens, needs a 12-day waiting period after the required notice, and generally can be done once a year. On a rental, those homestead limits don't apply, and conventional cash-out is allowed within Fannie Mae limits.

Can I combine Texas down payment assistance with a conventional loan?

Possibly. TSAHC's Homes for Texas Heroes and Home Sweet Texas, and TDHCA's My First Texas Home and My Choice Texas Home, each have their own eligibility rules, income and price limits, and participating lenders. Ask before you shop. We'll check which programs fit your file and how they pair with the first mortgage.

What happens if one lender declines my conventional application?

With a broker, a decline from one lender isn't the end of the file. We move it to another lender whose guidelines fit, without starting over.

Can a self-employed spouse qualify for a conventional loan?

A conventional loan qualifies on documented income, which for self-employed borrowers means tax returns. If write-offs shrink taxable income too far, a bank statement loan uses 12 or 24 months of deposits instead. We check which fits before you apply.

Ready to compare conventional options for a Killeen home?

Call or text (702) 766-3744, or start an application to get a fully verified pre-approval before you make an offer. Tell us whether you're VA-eligible and whether you might rent the home out later. We'll compare conventional, VA and FHA side by side.

Talk with iQRATE about this loan

Apply now or contact us to get a quote on the property you have in mind. You can also schedule a call or book a call with David at (702) 766-3744. This is not a commitment to lend.

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iQRATE Mortgages LLC · NMLS 1862492 · 6360 S Rainbow Blvd Ste 101, Las Vegas, NV 89118 · Licensed in Nevada, California, Texas and Florida. Verify us on NMLS Consumer Access. David Ghazaryan, Mortgage Broker, NMLS 1486726. (702) 766-3744. Equal Housing Opportunity. Loan programs and terms change and are subject to credit, property and lender approval. Not all borrowers qualify. DSCR and other investment-property loans are for business purposes only. Past results do not guarantee future outcomes. Local facts on this page come from the public sources listed above and are not legal or tax advice. This page is general information, not a quote and not a commitment to lend.