Central Texas
Guadalupe County
Guadalupe County — Seguin, Schertz, Cibolo — sits on San Antonio's growing northeast edge, popular with families and military buyers alike. If your income fits the limit, TSAHC or TDHCA may put thousands toward your down payment and closing costs, with an MCC tax credit on top.
Quick Facts
- County seat Seguin
- Region Central Texas
- Population 175,000
- TSAHC income limit (non-targeted) ~$130,833
- FHA loan limit $557,750 Source: hud.gov
- FIPS code 48187
What Buyers Should Know
Guadalupe County is the northeast SA metro gateway, anchored by Seguin (county seat), Cibolo, Schertz (partial), and Selma. SCUCISD covers the urbanized west end; Seguin ISD and other smaller districts serve the rural east. The JBSA-Randolph BAH commuter zone reaches deep into Cibolo and Selma. Most Guadalupe County buyers qualify for state-level TSAHC and TDHCA programs. The county touches three MSAs at the edges — primarily SA-NB but also Austin-Round Rock at the far northeast and parts of the San Marcos commuter shed. Property tax averages around 1.78% (verify at Guadalupe Appraisal District). No city-level DPA programs in Guadalupe County; route to TSAHC and TDHCA.
Income Limits
Guadalupe 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 ~$130,833 (any household size) | up to ~$579,037 |
| My First Texas Home (TDHCA) | up to ~$104,227 (1–2 persons) / ~$119,861 (3+) | up to ~$579,037 |
| My Choice Texas Home (TDHCA) | up to ~$167,110 (conventional) / ~$177,186 (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 — Guadalupe County
VA
VA loans are uncapped above conforming limits for full-entitlement veterans.
School Districts in Guadalupe County
School District pillars for this county are coming soon.