Central Texas

Nueces County

Nueces County and Corpus Christi pair Gulf-coast living with some of the more attainable prices on the Texas coast. Eligible buyers may qualify for TSAHC or TDHCA down payment help and the MCC tax credit, often reaching closing with little cash out of pocket.

Quick Facts

County seat Corpus Christi
Region Central Texas
Population 360,000
TSAHC income limit (non-targeted) ~$124,050
FHA loan limit $541,287 Source: hud.gov
FIPS code 48355

What Buyers Should Know

Nueces County’s 2026 HUD area median income (AMI) for a 4-person household is approximately $83,400, with the TSAHC Heroes 115% AMI ceiling reaching ~$95,910. Most Nueces 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 Nueces mirror the Corpus Christi baseline. Conforming limits run $806,500 for 1-unit. VA loans are uncapped above conforming limits for full-entitlement veterans.

Property tax in Nueces County averages around 2.3% 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.

Corpus Christi + Naval Air Station

Nueces County is anchored by Corpus Christi (county seat, ~317,000) — home to Naval Air Station Corpus Christi (Navy primary flight training), the Port of Corpus Christi (one of the largest US ports), and Del Mar College. The Texas A&M University-Corpus Christi campus + Christus Spohn Health System anchor the broader economy. Corpus Christi ISD, Calallen ISD, Flour Bluff ISD, Tuloso-Midway ISD, West Oso ISD, and Banquete ISD serve the county. Military buyers stationed at NAS Corpus may pair a VA loan with TSAHC Heroes (Veterans category) DPA.

Income Limits

Nueces 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 ~$124,050 (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 ~$140,760 (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.