Central Texas
Brazos County
In Brazos County — Bryan, College Station, and Texas A&M country — plenty of first-time buyers assume they'll keep renting. You may not have to. If your income fits the limit, TSAHC and TDHCA can cover much of your down payment and closing costs, with an MCC tax credit on top.
Quick Facts
- County seat Bryan
- Region Central Texas
- Population 245,000
- TSAHC income limit (non-targeted) ~$123,542
- FHA loan limit $541,287 Source: hud.gov
- FIPS code 48041
What Buyers Should Know
Brazos County’s 2026 HUD area median income (AMI) for a 4-person household is approximately $87,400, with the TSAHC Heroes 115% AMI ceiling reaching ~$100,510. Most Brazos 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 Brazos mirror the College Station-Bryan baseline. Conforming limits run $806,500 for 1-unit. VA loans are uncapped above conforming limits for full-entitlement veterans.
Property tax in Brazos County averages around 1.93% 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 — file with the appraisal district on or before April 30 of the year following purchase.
Texas A&M University Anchor
Brazos County is anchored by Texas A&M University (College Station campus, ~76,000 students — the largest university in Texas). College Station (largest city, ~120,000) and Bryan (county seat, ~88,000) form the urban core. The Bush Library + Presidential Center, Kyle Field, and the A&M corridor drive a youthful + commuter buyer mix. College Station ISD, Bryan ISD, and Navasota ISD (small portion) serve the county. Most Brazos County buyers route through state-level TSAHC and TDHCA programs.
Income Limits
Brazos 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 ~$123,542 (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 ~$150,450 (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 — Brazos County
VA
VA loans are uncapped above conforming limits for full-entitlement veterans.
Cities in Brazos County
City pillars for this county are coming soon.
School Districts in Brazos County
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Bryan ISD
If you work for Bryan ISD in the Brazos Valley, Homes for Texas Heroes may put a home within closer reach. Eligible educators and staff may qualify for TSAHC down payment assistance, often about 5% of the loan amount, with no first-time-buyer requirement and an MCC tax credit option.
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College Station ISD
College Station ISD teachers and staff in Aggieland may have more help available than they expect. Eligible educators may qualify for Homes for Texas Heroes down payment assistance through TSAHC, typically around 5% of the loan amount, with no first-time-buyer requirement and an MCC tax credit on top.
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