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Reviewed by David Ghazaryan, Mortgage Broker, NMLS 1486726 · iQRATE Mortgages · Last updated: October 13, 2026
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A Tyler mortgage broker compares many lenders for the FHA, VA, USDA, conventional and investor loans used in East Texas. iQRATE Mortgages (NMLS 1862492) is licensed in Texas and shops more than 100 lenders on complex files. Smith County's 2026 limits are $832,750 conforming and $541,287 FHA. For 2025, the City of Tyler rate is $0.236452, Smith County $0.364231, Tyler Junior College $0.185068 and Tyler ISD $0.845 per $100.
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5.0 stars from 87 reviews on Experience.com (October 2026) · Read David's reviews on Experience.com
Tyler is East Texas's medical and retail hub, with UT Health East Texas and CHRISTUS Mother Frances among the largest employers, plus UT Tyler and Tyler Junior College. Buyers include health care workers, retirees, and families who want acreage outside the city.
Part of our Texas mortgage broker coverage. We're licensed in Texas under company NMLS 1862492 and work Tyler files from our Las Vegas office, closing with local escrow and title.
Areas and ZIPs we lend in: Azalea District and central Tyler (75701, 75702), south Tyler (75703), east Tyler (75707), Flint and Gresham (75703, 75762), Whitehouse (75791), Lindale (75771), Bullard (75757) and Chandler (75758).
Much of the land around Tyler, Lindale, Bullard and Chandler is outside the urban area and may qualify for USDA loans with zero down for income-qualified buyers. Rural homes often have wells, septic systems and outbuildings, which affect appraisals and lender choice.
Some Tyler addresses are in Whitehouse ISD or Chapel Hill ISD instead of Tyler ISD, according to the City of Tyler. Each has its own rate.
Physicians and residents at UT Health East Texas and CHRISTUS may qualify for physician loans with low down payments and special treatment of student loans.
Illustrative only, not a quote or offer. On a $300,000 home in Tyler ISD, the 2025 City of Tyler rate of $0.236452 per $100 is about $709 a year, Smith County's $0.364231 adds about $1,093, and Tyler Junior College's $0.185068 adds about $555. Tyler ISD's $0.845 rate after the $140,000 school homestead exemption is about $1,352. Exemptions can lower the city and county shares.
Tyler hosts the Texas Rose Festival each October, and the Azalea District's brick streets and older homes draw buyers who want character. South Tyler along Broadway, Old Jacksonville Highway and Grande Boulevard has newer homes, while Lake Palestine and Lake Tyler offer waterfront lots with septic systems and, in some cases, private water.
UT Health East Texas and CHRISTUS Trinity Mother Frances employ thousands of nurses, techs and doctors. Shift differentials and overtime count with a two-year history. Travel nurses on short contracts need a longer track record in the field.
Lake Palestine homes, Lindale's countryside and the pine woods around Bullard and Flint draw buyers who want land. Wells need a water test, septic systems need an inspection, and manufactured homes on land need to be permanently attached and titled as real property. FHA, VA, USDA and conventional loans can all work, but appraisers need comparable rural sales, which can be scarce.
New subdivisions south of Loop 49 and toward Whitehouse and Bullard are adding homes. Construction-to-permanent loans let you buy land and build with one closing, and builders may offer incentives with their own lenders. Compare the full cost on a Loan Estimate.
Many Tyler homes from the 1950s to 1980s are brick ranches on large lots with mature pines and oaks. Tree roots and clay soils can cause foundation movement, and inspectors often recommend a foundation engineer. Lenders may want repairs completed or escrowed before closing, so get the engineer's report during your option period.
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 Tyler, 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. 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.
Smith County: conforming $832,750 and FHA $541,287 for a one-unit home (FHFA and HUD).
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.
For 2025, about $1.63 per $100 combined for the city, county, college and Tyler ISD.
$541,287 for a one-unit home. The conforming limit is $832,750.
Many rural areas qualify; check the exact address.
No. Some are in Whitehouse ISD or Chapel Hill ISD.
Physician loans may allow low down payments for medical professionals.
Yes, though lenders limit how much land they count.
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 Tyler, 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.
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.
Get My Custom Rate Now · or call (702) 766-3744
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
