North Texas

Denton County

From the city of Denton to fast-growing Little Elm, Denton County is one of DFW's hottest markets, and Texas down payment assistance can help you compete. Eligible buyers may pair TSAHC or TDHCA help with the federal MCC tax credit, even at incomes well into six figures.

Quick Facts

County seat Denton
Region North Texas
Population 960,000
TSAHC income limit (non-targeted) ~$146,625
FHA loan limit $563,500 Source: hud.gov
FIPS code 48121

What Buyers Should Know

Denton County’s 2026 HUD area median income (AMI) for a 4-person household is approximately $117,500, with the TSAHC Heroes 115% AMI ceiling reaching ~$135,125. Most Denton 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 Denton mirror the Dallas-Plano-Irving baseline. Conforming limits run $806,500 for 1-unit. VA loans are uncapped above conforming limits for full-entitlement veterans.

Property tax in Denton County averages around 1.94% 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.

North DFW Growth Corridor

Denton County is one of the fastest-growing US counties, anchored by Frisco (shared with Collin County), Flower Mound, Lewisville, Little Elm, Denton (county seat), Highland Village, and The Colony. Frisco ISD (~64,000 students), Lewisville ISD (~50,000), Denton ISD (~31,000), Northwest ISD, and Argyle ISD serve the county. The DFW Airport northern terminals, Grapevine Lake, and Lewisville Lake provide regional anchors. Most Denton County buyers route through state-level TSAHC, TDHCA, and MCC programs. See Collin County guide for adjacent DFW context.

Income Limits

Denton 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 ~$146,625 (any household size)	up to ~$585,006
My First Texas Home (TDHCA)	up to ~$117,300 (1–2 persons) / ~$134,895 (3+)	up to ~$585,006
My Choice Texas Home (TDHCA)	up to ~$192,950 (conventional) / ~$199,410 (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.