East Texas

Fort Bend County

Fort Bend County — Sugar Land, Katy, Richmond, Missouri City — is one of Houston's most sought-after suburbs, and the up-front cash is the usual sticking point. Eligible buyers may qualify for TSAHC or TDHCA down payment assistance and the federal MCC tax credit, with income limits set higher than most families assume.

Quick Facts

  • County seat Richmond
  • Region East Texas
  • Population 895,000
  • TSAHC income limit (non-targeted) ~$126,375
  • FHA loan limit $541,287 Source: hud.gov
  • FIPS code 48157

What Buyers Should Know

Fort Bend 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 Fort Bend 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 Fort Bend 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 Fort Bend County averages around 2.23% 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.

Houston Metro Context

Fort Bend County straddles southwest Houston metro and is one of the most racially diverse counties in the U.S. Sugar Land (population ~118,000) anchors the urban core alongside Missouri City, Stafford, Richmond, and Rosenberg. Fort Bend ISD, Lamar CISD, Stafford MSD, and Needville ISD serve the county. The City of Houston HAP applies only inside Houston city limits (small slice in eastern Fort Bend); most Fort Bend buyers route through state-level TSAHC, TDHCA, and MCC programs. See Harris County guide for adjacent context.

Income Limits

Fort Bend 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 — Fort Bend County

FHA (2026)

1-unit
$541,287
2-unit
$693,050
3-unit
$837,700
4-unit
$1,041,125
Source: hud.gov

Conforming (2026)

1-unit
$832,750
Source: fhfa.gov

VA

VA loans are uncapped above conforming limits for full-entitlement veterans.

Cities in Fort Bend County

School Districts in Fort Bend County

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