East Texas
Galveston County
From Galveston Island to League City and the mainland, Galveston County offers coastal living within reach of Houston jobs. Eligible buyers may pair an affordable first mortgage with TSAHC or TDHCA down payment assistance and the MCC tax credit, often covering most of what they'd bring to closing.
Quick Facts
- County seat Galveston
- Region East Texas
- Population 360,000
- TSAHC income limit (non-targeted) ~$126,375
- FHA loan limit $541,287 Source: hud.gov
- FIPS code 48167
What Buyers Should Know
Galveston County’s 2026 HUD area median income (AMI) for a 4-person household is approximately $96,625, with the TSAHC Heroes 115% AMI ceiling reaching ~$111,119. Most Galveston County buyers qualify for at least one TSAHC or TDHCA program; the county is not designated a HUD targeted area, so the standard income limits and first-time-buyer rules apply.
FHA loan limits in Galveston mirror the Houston-The Woodlands-Sugar Land baseline. Conforming limits run $806,500 for 1-unit. VA loans are uncapped above conforming limits for full-entitlement veterans.
Property tax in Galveston County averages around 2.13% effective (verify current year at the county appraisal district). The Texas residence homestead exemption shaves $100,000 off school-district appraised value and caps appraised value growth at 10% per year — the single highest-return paperwork move a new homeowner makes. File on or before April 30 of the year following purchase.
Coastal Texas + Flood Insurance Considerations
Galveston County contains League City (largest, ~120,000), Texas City, Friendswood, Galveston, Dickinson, and Santa Fe. The county sits on Galveston Bay + Gulf Coast — most properties south of I-45 require flood insurance through FEMA’s National Flood Insurance Program (NFIP) per FEMA flood map zones. Clear Creek ISD, Dickinson ISD, Texas City ISD, Friendswood ISD, La Marque ISD, and Galveston ISD serve the county. Most Galveston buyers route through state-level TSAHC and TDHCA programs. Verify NFIP zone for any address at msc.fema.gov before contract.
Income Limits
Galveston County Down Payment Assistance Income Limits
| Program | Max household income (non-targeted) | Max purchase price |
|---|---|---|
| Home Sweet Texas / Homes for Texas Heroes (TSAHC) | up to ~$126,375 (any household size) | up to ~$544,232 |
| My First Texas Home (TDHCA) | up to ~$101,100 (1–2 persons) / ~$116,265 (3+) | up to ~$544,232 |
| My Choice Texas Home (TDHCA) | up to ~$173,400 (conventional) / ~$171,870 (FHA/VA/USDA) | No purchase price limit |
| Figures show approximately how high non-targeted-area limits may reach for the standard above-80%-AMFI tier. TSAHC applies a single income limit at any household size. My First Texas Home varies by household size and is for first-time buyers using FHA, VA, or USDA loans. My Choice Texas Home adds repeat buyers and conventional financing and has no purchase price limit. Limits may be higher in HUD-targeted census tracts and change periodically — confirm your county's current figure with a participating lender before applying. | ||
Source: TSAHC Income & Purchase Price Limits + TDHCA Income & Purchase Price Limits
Loan Limits — Galveston County
VA
VA loans are uncapped above conforming limits for full-entitlement veterans.
Cities in Galveston County
City pillars for this county are coming soon.