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Reviewed by David Ghazaryan, Mortgage Broker, NMLS 1486726 · iQRATE Mortgages · Last updated: October 13, 2026
Quick answer
A Woodlands mortgage broker compares many lenders for the jumbo, relocation and conventional loans this master-planned community sees most. iQRATE Mortgages (NMLS 1862492) is licensed in Texas and shops more than 100 lenders on complex files. The Woodlands is an unincorporated township, mostly in Montgomery County, where the 2026 limits are $832,750 conforming and $541,287 FHA. Combined property tax rates run about 2.2% once the Township, Conroe ISD and the local MUD are included. Texas has no transfer tax. Full-doc loans close in about 17 days.
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5.0 stars from 87 reviews on Experience.com (October 2026) · Read David's reviews on Experience.com
The Woodlands draws energy-sector professionals, many working at ExxonMobil's campus just south in Spring, plus Houston-area medical staff and relocating families. Buyers often move on a corporate timeline with a relocation package. Because The Woodlands is a township rather than a city, every tax bill stacks the Township, a school district and a MUD, and we work that into your payment from the first quote.
Part of our Texas mortgage broker coverage. We're licensed in Texas under company NMLS 1862492 and work The Woodlands files from our Las Vegas office, closing with local escrow and title.
Villages and ZIPs we lend in: Grogan's Mill (77380), Panther Creek and Cochran's Crossing (77381), Alden Bridge, Sterling Ridge and Indian Springs (77382), College Park (77384), and Creekside Park (77375, 77389, in Harris County).
Texas basics that apply here: Texas has no transfer tax and no state income tax, and title insurance premiums are set by the Texas Department of Insurance. Property taxes are high and billed each October and paid in arrears, so lenders usually collect about 2–6 months of taxes into escrow at closing, depending on the closing month; the seller's prorated tax credit for the months they owned the home offsets part of that. Owner-occupants get the homestead exemption and a 10% cap on yearly appraisal increases after the first year. A cash-out loan on a homestead is limited to 80% of value under Section 50(a)(6). Statewide down payment help includes TSAHC (Homes for Texas Heroes, Home Sweet Texas) and TDHCA (My First Texas Home).
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 own future property taxes and insurance) plus your down payment. Prepaids aren't a cost of the loan; they're your own bills paid ahead. In The Woodlands, property-tax escrow (often 2–6 months, partly offset by the seller's prorated tax credit) and the first year of homeowners insurance are the main prepaids, and MUD taxes, which are part of nearly every Woodlands tax bill, go into escrow as well. Your actual closing costs depend on county, price and loan type, so we don't quote a one-size range: every line is itemized on your Loan Estimate, and our Bare Bones guarantee means we add no fees of our own. Compare states on our closing costs by state page.
Montgomery County (and Harris County for Creekside Park): conforming $832,750 and FHA $541,287 for a one-unit home. Golf-course and lakefront homes often need jumbo financing.
Conventional (as little as 3% down for eligible first-time buyers), FHA (3.5% down, 580+ score), VA (no down payment for eligible veterans with full entitlement), jumbo above the conforming limit, DSCR loans that qualify on rent, bank statement loans for self-employed borrowers, asset-based and 1099 loans, and rate-and-term or cash-out refinances. As a broker we compare wholesale lenders, more than 100 on complex files, instead of one bank's menu.
Terms for each are on its own page; see all iQRATE guarantees.
No. It's an unincorporated township, mostly in Montgomery County, so your tax bill includes The Woodlands Township, a school district and usually a MUD.
About 2.2% combined before exemptions, depending on your village, school district and MUD.
$541,287 for a one-unit home in Montgomery County. The conforming limit is $832,750.
Yes, if you qualify with both payments, or with a bridge loan or a relocation buyout from your employer.
There's no city ordinance, but Township covenants and HOAs can restrict them. Check the covenants for your address.
For loans above $832,750, yes, which is common on golf-course and lakefront homes.
Closing costs depend on the price, loan type and county, so yours are itemized on your Loan Estimate rather than quoted as a range. Closing costs are what it costs to get the loan (origination, points, appraisal, escrow and title). Cash to close also includes prepaids and your down payment; in The Woodlands, property-tax escrow (often 2–6 months, partly offset by the seller's prorated tax credit) and the first year of homeowners insurance are the main prepaids, and MUD taxes, which are part of nearly every Woodlands tax bill, go into escrow as well.
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.
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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. Programs, rates and terms change and are subject to credit, property and underwriting approval; local facts on this page come from the public sources below and are not legal or tax advice.
More: Texas mortgage broker · DSCR loans · Bank statement loans · Our guarantees · Closing costs by state
