East Texas
Smith County
Smith County and Tyler anchor East Texas with rose-city charm and attainable prices. Eligible buyers may qualify for TSAHC or TDHCA down payment assistance and the MCC tax credit, often reaching closing with little out of pocket.
Quick Facts
- County seat Tyler
- Region East Texas
- Population 245,000
- TSAHC income limit (non-targeted) ~$123,500
- FHA loan limit $541,287 Source: hud.gov
- FIPS code 48423
What Buyers Should Know
Smith County’s 2026 HUD area median income (AMI) for a 4-person household is approximately $85,800, with the TSAHC Heroes 115% AMI ceiling reaching ~$98,670. Most Smith 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 Smith mirror the Tyler baseline. Conforming limits run $806,500 for 1-unit. VA loans are uncapped above conforming limits for full-entitlement veterans.
Property tax in Smith County averages around 1.59% 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.
Tyler Region — East Texas Anchor
Smith County is anchored by Tyler (county seat, ~109,000) — the East Texas regional commercial hub. Tyler ISD, Whitehouse ISD, Bullard ISD, Lindale ISD, Chapel Hill ISD, and Arp ISD serve the county. The University of Texas at Tyler and Tyler Junior College provide higher-ed anchors. Effective property tax averages around 1.59% — lowest among Tier 1 Texas counties. Most Smith County buyers route through state-level TSAHC and TDHCA programs. The lower AMI relative to metro markets means broader access to all TSAHC and TDHCA income brackets.
Income Limits
Smith 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 ~$123,500 (any household size) | up to ~$544,232 |
| My First Texas Home (TDHCA) | up to ~$98,800 (1–2 persons) / ~$113,620 (3+) | up to ~$544,232 |
| My Choice Texas Home (TDHCA) | up to ~$158,100 (conventional) / ~$167,960 (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 — Smith County
VA
VA loans are uncapped above conforming limits for full-entitlement veterans.
Cities in Smith County
City pillars for this county are coming soon.
School Districts in Smith County
School District pillars for this county are coming soon.