Central Texas
Hays County
Hays County — San Marcos, Kyle, Buda — is one of the fastest-growing corners of the Austin area, and prices show it. The good news: TSAHC and TDHCA may cover much of your down payment and closing costs, and an MCC tax credit keeps paying you back every year you own.
Quick Facts
- County seat San Marcos
- Region Central Texas
- Population 280,000
- TSAHC income limit (non-targeted) ~$167,250
- FHA loan limit $571,550 Source: hud.gov
- FIPS code 48209
What Buyers Should Know
Hays County’s 2026 HUD area median income (AMI) for a 4-person household is approximately $137,000, with the TSAHC Heroes 115% AMI ceiling reaching ~$157,550. Most Hays 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 Hays mirror the Austin-Round Rock baseline. Conforming limits run $806,500 for 1-unit. VA loans are uncapped above conforming limits for full-entitlement veterans.
Property tax in Hays County averages around 1.97% 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.
South Austin + Texas State University
Hays County is anchored by San Marcos (county seat, ~67,000) — home of Texas State University (the second-largest university in the Texas State University System). Kyle (Hays County’s largest city, ~57,000), Buda, Wimberley (Hill Country gateway), and Dripping Springs anchor the broader county. San Marcos CISD, Hays CISD, and Dripping Springs ISD serve the county. The Austin-MSA AMI ceiling applies (highest in Texas) — meaning Hays County buyers have access to the TSAHC Heroes 115% ceiling around $157,550 for a 4-person household. See Travis County guide for adjacent Austin metro context.
Income Limits
Hays 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 ~$167,250 (any household size) | up to ~$593,363 |
| My First Texas Home (TDHCA) | up to ~$133,800 (1–2 persons) / ~$153,870 (3+) | up to ~$593,363 |
| My Choice Texas Home (TDHCA) | up to ~$227,460 (conventional) / ~$227,460 (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 — Hays County
VA
VA loans are uncapped above conforming limits for full-entitlement veterans.
Cities in Hays County
City pillars for this county are coming soon.