Reviewed by David Ghazaryan, Mortgage Broker, NMLS 1486726 · iQRATE Mortgages, NMLS 1862492 · Licensed in Nevada, California, Texas and Florida · Last updated: November 10, 2026
Quick answer
A Pasadena, Texas mortgage broker is a licensed loan originator who compares many wholesale lenders for you, instead of offering one bank's loans. iQRATE Mortgages (NMLS 1862492) is licensed in Texas and shops more than 100 lenders on complex files: FHA, conventional, VA, jumbo and investor loans. Pasadena sits in Harris County, where the 2026 limits are $832,750 conforming and $541,287 FHA for a one-unit home. The bigger number in your payment is often property tax. Inside the City of Pasadena and Pasadena ISD, the 2026 combined rate HCAD lists is about $2.45 per $100 before exemptions. Full-doc loans can close in about 17 days.
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5.0 stars from 89 reviews on Experience.com (November 2026) · Read David's reviews on Experience.com. These reviews are not specific to Pasadena.
Looking for Pasadena, California? See our Pasadena, CA mortgage broker page. This page covers Pasadena, Texas, in Harris County.
Pasadena is a working city on the Houston Ship Channel, east of downtown Houston. Buyers here include plant, refinery and port workers with overtime and shift pay, San Jacinto College staff, first-time buyers and investors buying lower-priced rentals. Many homes were built decades ago, and flood history matters on every street. A broker helps by matching each file to the lender whose rules fit, and by pricing the full payment, taxes and insurance included.
Part of our Texas mortgage broker and Houston mortgage broker coverage. We work Pasadena files from our Las Vegas office and close with a local Texas title company.
Pasadena, TX at a glance for home buyers
| Item | Pasadena, TX figure |
|---|---|
| Population estimate, July 1, 2025 | 148,539 |
| Owner-occupied housing rate | 54.5% |
| Median value of owner-occupied homes | $209,600 (Census survey, 2020–2024) |
| Median monthly owner costs with a mortgage | $1,820 |
| Median gross rent | $1,213 |
| Persons per household | 2.99 |
| Veterans living in the city | 2,951 |
| City's average single-family value, 2025 tax year | $191,462 (City of Pasadena estimate) |
| 2026 conforming limit, one unit | $832,750 (Harris County, FHFA) |
| 2026 FHA limit, one unit | $541,287 (Harris County, HUD) |
| 2026 combined property tax, City of Pasadena in Pasadena ISD | $2.448271 per $100 before exemptions (HCAD) |
Census figures come from U.S. Census Bureau QuickFacts. The average single-family value comes from the City of Pasadena's 2025 tax rate notice in its council agenda.
What the numbers mean. Pasadena homes cost far less than the FHA limit, so the limit rarely decides your loan. About half the homes are rented, which makes the city interesting to buy-and-hold investors. Owner costs with a mortgage ($1,820) run well above median rent ($1,213), mostly because of property tax and insurance. That gap is why we price the full payment before you make an offer.
What a mortgage broker does for a Pasadena buyer
A bank or credit union can only offer its own loans. A broker shops your file across many wholesale lenders and moves it if one says no. Here is how the common choices compare:
| Question | Mortgage broker | Bank or credit union | Online lender |
|---|---|---|---|
| Whose loans? | Many wholesale lenders | Its own | Its own |
| Who prices your file? | Lenders compete for it | One price sheet | One price sheet |
| Overtime, shift and bonus pay | We pick a lender whose rules fit your pay history | One set of rules | One set of rules |
| Investor and DSCR loans | Many options | Often limited | Often limited |
| If one lender says no | We move the file to another | The answer is usually final | The answer is usually final |
This is a general comparison, not a promise about any specific lender. Each lender sets its own overlays.
How to check any Pasadena broker. Look up the company and loan officer on NMLS Consumer Access and confirm a Texas license. Ask how the broker is paid. Get a written Loan Estimate, and compare Loan Estimates for the same loan type, term and lock period.
2026 loan limits in Pasadena (Harris County)
Pasadena is in Harris County, part of the Houston-Pasadena-The Woodlands metro in HUD's 2026 FHA file. Harris County is at the FHA floor and the conforming baseline.
| Units | 2026 conforming limit | 2026 FHA limit |
|---|---|---|
| One unit | $832,750 | $541,287 |
| Two units | $1,066,250 | $693,050 |
| Three units | $1,288,800 | $837,700 |
| Four units | $1,601,750 | $1,041,125 |
Sources: FHFA, 2026 conforming loan limits, Fannie Mae loan limits and HUD's 2026 FHA limits file. FHFA raised the baseline by $26,250 for 2026, based on 3.26% home price growth.
Buying a duplex, triplex or fourplex? The limits rise with each unit. If you live in one unit, FHA and conventional loans can help you buy a small rental building.
VA has no loan limit for borrowers with full entitlement. See the VA's loan limits page.
Pasadena property taxes: the 2026 rate table
The Harris Central Appraisal District (HCAD) lists each taxing unit's rate and exemptions. For a home inside the City of Pasadena and Pasadena ISD:
| Taxing unit | 2025 rate per $100 | 2026 rate per $100 | Homestead exemption | Over-65 exemption |
|---|---|---|---|---|
| Pasadena ISD | $1.172200 | $1.165400 | 10% plus $140,000 | $65,000 |
| City of Pasadena | $0.465586 | $0.451989 | 15% | $50,000 |
| Harris County | $0.380960 | $0.417500 | 20% | $336,000 |
| Harris Health (hospital district) | $0.187610 | $0.195280 | 20% | $336,000 |
| San Jacinto College | $0.154615 | $0.154615 | 8% | $140,000 |
| Harris County Flood Control District | $0.049660 | $0.052660 | 20% | $336,000 |
| Port of Houston Authority | $0.005900 | $0.006030 | 20% | $320,000 |
| Harris County Dept. of Education | $0.004798 | $0.004797 | 20% | $336,000 |
| Total before exemptions | $2.421329 | $2.448271 |
Source: HCAD jurisdiction rates and exemptions. The disabled exemption amounts match the over-65 amounts in HCAD's list. Some Pasadena addresses fall in another school district or a utility district, and those change the total. Confirm your own units and exemptions with HCAD.
The city's rate fell from $0.474834 in 2024 to $0.465586 in 2025, and HCAD lists $0.451989 for 2026. In its 2025 notice, the city estimated the average single-family home's yearly city tax at $891.42, up $10.13, because the average value rose from $185,599 to $191,462.
What the homestead exemption does to a Pasadena tax bill
Here is our math on the city's average single-family value of $191,462 (its 2025 estimate), using HCAD's 2026 rates and the general homestead exemptions above. It assumes no over-65, disability or veteran exemptions.
| Taxing unit | Tax with no exemptions | Taxable value with homestead | Tax with homestead |
|---|---|---|---|
| Pasadena ISD | $2,231 | $32,316 | $377 |
| City of Pasadena | $865 | $162,743 | $736 |
| Harris County | $799 | $153,170 | $639 |
| Harris Health | $374 | $153,170 | $299 |
| San Jacinto College | $296 | $176,145 | $272 |
| Flood Control District | $101 | $153,170 | $81 |
| Port of Houston + Dept. of Education | $21 | $153,170 | $16 |
| Total for the year | about $4,687 | about $2,420 |
Taxes are rounded to the dollar. Your bill depends on HCAD's appraised value for your home.
Why this matters for your loan. The homestead cuts the yearly bill by about $2,267 in this example. But you can only claim it after you own and live in the home, so the lender may estimate your first-year escrow at the full rate. We show you both payments, so you know what to expect in year one and after the exemption posts. You apply for the homestead through HCAD, and Pasadena ISD's tax office explains how to pay in its tax office FAQ.
The state rules come from the Texas Comptroller: school districts must exempt $140,000 of a homestead's value, plus $60,000 more for owners 65 or older or disabled. A disabled veteran rated 100% disabled can get a total exemption on the homestead.
David explains how high Texas property taxes change an investor's numbers in this short video:
In it, David says high taxes bloat the monthly payment, so the rent must be higher to qualify, and that a larger down payment shrinks the loan to fix the numbers. Watch it on our site.
Flood checks before you buy in Pasadena
The Harris County Flood Control District says a major flood occurs somewhere in Harris County about every two years. It adds that most flooding is in areas developed before today's understanding of flood risk and before rules on building in flood-prone areas. Hurricane Harvey in 2017 and Hurricane Ike in 2008 are part of that history. See the district's flooding history.
What that means for your loan:
- Flood zone. If the home is in a FEMA high-risk flood zone, lenders require flood insurance on federally backed loans. Check the map at the FEMA Flood Map Service Center.
- Seller disclosure. Texas sellers must disclose flood history and whether the home is in a floodplain. Read it before your option period ends.
- Insurance in the payment. Flood and windstorm insurance both go into your monthly payment. Get quotes early, since they can change which loan amount works.
- Outside the zone. Many Harris County buyers outside high-risk zones buy flood insurance anyway. Your lender won't require it, but your budget should consider it.
We add your insurance quotes to the payment before you commit, not after the appraisal.
Down payment help in Pasadena, TX
- City of Pasadena: the city's Community Development Department runs a Housing Rehabilitation Services Program for eligible existing owners. The page states that the department's HOME program does not offer first-time homebuyer assistance at this time.
- TSAHC Homes for Texas Heroes: for teachers, police, firefighters, EMS, county jailers, corrections officers and veterans. It pairs a fixed-rate loan with down payment help, as a grant or a forgivable second lien forgiven after three years if you don't sell, refinance or move out. First-time buyers may also get a Mortgage Credit Certificate, a federal tax credit on part of the interest paid. See TSAHC.
- TDHCA My First Texas Home: statewide help for first-time buyers through the Texas Department of Housing and Community Affairs.
- VA: no down payment for eligible veterans and service members with full entitlement. See our VA loans guide.
Program funds and rules change. We confirm what is open when you apply.
Closing costs are not your cash to close
Closing costs are what it costs you to get the loan: origination, discount points, appraisal, and escrow and title. Cash to close also includes your prepaids (first-year homeowners insurance, daily interest to month-end, and an escrow deposit for your future taxes and insurance) plus your down payment. Prepaids aren't a cost of the loan; they're your own bills paid ahead.
Texas basics that apply in Pasadena:
- No transfer tax and no state income tax.
- Title insurance premiums are set by the Texas Department of Insurance, so they don't vary by title company.
- Taxes are paid in arrears. Property taxes are billed each October. Lenders usually collect a few months of taxes into escrow at closing, depending on the month, and the seller's prorated tax credit offsets part of that.
- Appraisal cap. After the first year, a homestead's taxable value can't rise more than 10% a year.
- Cash-out limit. A cash-out loan on a Texas homestead is limited to 80% of value under Texas Constitution Article XVI, Section 50(a)(6).
Your actual closing costs depend on the price and loan type, so every line is itemized on your Loan Estimate. Our Bare Bones guarantee means we add no fees of our own. Compare states on our closing costs by state page.
Loans we place in Pasadena
- FHA: helpful for credit in the 600s or higher debt ratios, up to the $541,287 county limit. See FHA loans.
- Conventional: low-down-payment options for eligible buyers, and PMI you can cancel later. See our conventional loans guide.
- VA: no down payment for eligible veterans with full entitlement.
- Jumbo: above $832,750. See jumbo loans.
- DSCR loans: for rentals, qualified on rent instead of your tax returns.
- Bank statement loans: for self-employed contractors and business owners.
- Refinances: rate-and-term or cash-out, within the Texas homestead rules.
Overtime and shift pay. Many Pasadena buyers work at plants and terminals along the Ship Channel. Lenders generally want a history of overtime or bonus income before they count it. We gather your pay records up front and pick a lender whose rules fit them.
Real files from David's history
In fall 2018 a borrower with a mid-600s credit score was approved for an FHA 30-year fixed loan at 85% of a $220k value, with a 50.6% back-end debt ratio.
That loan closed while David was the loan officer at a prior company, before iQRATE. It is not a Pasadena closing. The price is close to Pasadena's $209,600 Census median value, and it shows how FHA can carry a higher debt ratio than many conventional files.
In summer 2019 an investor with a mid-700s credit score bought two homes, priced at $235k and $270k, within weeks of each other. Each was financed with a full-doc conventional loan at 80% LTV.
That file also closed at a prior company, before iQRATE, and is not a Pasadena closing. Two rentals in one summer means two sets of reserves, appraisals and closings. Lining them up early kept both on track.
David's view on investor financing, in his words:
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.
Investing in Pasadena: rentals and DSCR
About 45% of Pasadena's homes are rented, and median gross rent is $1,213 (Census). A DSCR loan qualifies on the property's rent compared to its full payment, which includes taxes, insurance, any HOA dues and any utility-district tax. With a combined rate near $2.45 per $100, and no homestead exemption on a rental, taxes are a large part of that payment. Run the full numbers before you offer. See our Houston DSCR loans and Texas DSCR loans pages. If you're buying from abroad, read how to use foreign credit for Texas investor loans.
How a Pasadena loan works with us
- Call or apply. We review your income, credit and goals, including overtime or self-employed income.
- Match the lender. We pick lenders whose rules fit your file, then compare their pricing.
- Pre-approval. You get a written pre-approval to shop with.
- Price the full payment. We add HCAD tax estimates, insurance quotes and any HOA or utility district before you offer.
- Appraisal and underwriting. We handle conditions and keep you and your agent updated.
- Close. You sign with a local Texas title company.
What to have ready: two years of W-2s or tax returns, recent pay stubs with year-to-date overtime, two months of bank statements, and your VA Certificate of Eligibility if using VA.
Written guarantees that apply in Pasadena
Terms for each are on its own page; 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 solely because of our error, we pay the seller $5,000, and we reimburse you up to $1,000 of costs plus forfeited earnest money up to $5,000.
- Lifetime Rate Monitoring: we watch rates for you after you close.
Pasadena, TX mortgage FAQs
What does a mortgage broker in Pasadena, TX do?
A broker compares loans from many wholesale lenders and manages your file through closing. A bank or credit union only offers its own loans. We shop more than 100 lenders on complex files.
What is the 2026 FHA loan limit in Pasadena, TX?
$541,287 for a one-unit home in Harris County. The conforming limit is $832,750. Two- to four-unit homes have higher limits.
What is the property tax rate in Pasadena, TX?
About $2.45 per $100 of value for 2026 (HCAD) for a home in the City of Pasadena and Pasadena ISD, before exemptions. It was about $2.42 in 2025. That total includes the school district, city, county, hospital district, college, flood control, port and education department.
How much does the homestead exemption save in Pasadena?
On the city's average single-family value of $191,462, our math with HCAD's 2026 rates shows about $4,687 a year with no exemptions and about $2,420 with the general homestead exemptions. Your bill depends on your appraised value.
Does the City of Pasadena have first-time homebuyer assistance?
Not at this time. The city's Housing Rehabilitation Services Program page says its HOME program does not offer first-time homebuyer assistance. Statewide TSAHC and TDHCA programs are open to eligible Pasadena buyers.
Do I need flood insurance in Pasadena?
If the home is in a FEMA high-risk flood zone, lenders require it on federally backed loans. Many buyers outside those zones buy it anyway, because Harris County floods often.
What is the median home value in Pasadena, TX?
The Census survey median value of owner-occupied homes for 2020 to 2024 was $209,600. The city estimated the average single-family value at $191,462 for the 2025 tax year.
Can overtime or shift pay count for a mortgage?
Often, yes. Lenders generally want a history of overtime or bonus income before they count it. We gather your records early and match you with a lender whose rules fit.
Is this the same as Pasadena, California?
No. This page covers Pasadena, Texas, in Harris County. For Pasadena, California, see our separate Pasadena, CA mortgage broker page.
Can I buy a rental in Pasadena with a DSCR loan?
Yes. A DSCR loan qualifies on the rent compared to the full payment, including Pasadena's property taxes and insurance. It can close in an LLC.
How fast can you close a home loan in Pasadena, TX?
Most of our loans close in under 30 days. For eligible full-documentation conventional, FHA and VA purchases, our goal is 17 calendar days from signing initial disclosures.
Sources
- FHFA, Conforming Loan Limit Values for 2026
- Fannie Mae, loan limits
- HUD, 2026 FHA forward mortgage limits file
- U.S. Census Bureau, QuickFacts
- Harris Central Appraisal District, jurisdiction rates and exemptions
- Harris Central Appraisal District
- City of Pasadena, council agenda with 2025 tax rate notice
- City of Pasadena, Housing Rehabilitation Services Program
- Pasadena ISD Tax Office, FAQ
- Texas Comptroller, property tax exemptions
- Texas Department of Insurance, title insurance
- Texas Constitution, Article XVI, Section 50(a)(6)
- Harris County Flood Control District and its flooding history
- FEMA Flood Map Service Center
- TSAHC, Homes for Texas Heroes
- Texas Department of Housing and Community Affairs
- U.S. Department of Veterans Affairs, VA home loan limits
Talk to a broker about Pasadena, TX
Apply Now · or call (702) 766-3744 · Schedule a Free Consultation
iQRATE Mortgages · 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. Equal Housing Opportunity. This is not a commitment to lend. Programs, rates and terms change and are subject to credit, property and underwriting approval; local facts on this page come from the public sources above and are not legal or tax advice.
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