Central Texas
Hidalgo County
Hidalgo County, in the heart of the Rio Grande Valley, is among the most affordable places to buy in Texas, and assistance stretches your budget further still. Eligible McAllen- and Edinburg-area buyers may qualify for TSAHC or TDHCA down payment help plus the MCC tax credit, often closing with very little out of pocket.
Quick Facts
- County seat Edinburg
- Region Central Texas
- Population 880,000
- TSAHC income limit (non-targeted) ~$123,500
- FHA loan limit $541,287 Source: hud.gov
- FIPS code 48215
What Buyers Should Know
Hidalgo County’s 2026 HUD area median income (AMI) for a 4-person household is approximately $58,600, with the TSAHC Heroes 115% AMI ceiling reaching ~$67,390. Most Hidalgo 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 Hidalgo mirror the McAllen-Edinburg-Mission baseline. Conforming limits run $806,500 for 1-unit. VA loans are uncapped above conforming limits for full-entitlement veterans.
Property tax in Hidalgo 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.
Rio Grande Valley + Cross-Border Commerce
Hidalgo County is the largest of the Rio Grande Valley counties, anchored by McAllen (~145,000), Edinburg (county seat), Mission, Pharr, San Juan, Weslaco, and Donna. The county shares a border with Reynosa, Mexico — the Pharr International Bridge handles significant cross-border commerce. The University of Texas Rio Grande Valley (UTRGV) Edinburg campus + McAllen Medical Center anchor the regional economy. Edinburg CISD, McAllen ISD, Mission CISD, PSJA ISD, Sharyland ISD, Weslaco ISD, and Donna ISD serve the county. The McAllen-MSA AMI is among the lowest in Texas, which means TSAHC Home Sweet Texas 80% AMI is broadly accessible to most county residents.
Income Limits
Hidalgo 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 ~$123,500 (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 ~$107,610 (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 — Hidalgo County
VA
VA loans are uncapped above conforming limits for full-entitlement veterans.
Cities in Hidalgo County
City pillars for this county are coming soon.
School Districts in Hidalgo County
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Edinburg CISD
Edinburg CISD educators in the Rio Grande Valley may qualify for more home-buying help than they realize. Through Homes for Texas Heroes, eligible staff may receive TSAHC down payment assistance, roughly 5% of the loan amount, with no first-time-buyer requirement, plus an MCC tax credit.
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McAllen ISD
McAllen ISD teachers and staff in the Rio Grande Valley may qualify for real home-buying help. Through Homes for Texas Heroes, eligible employees may receive TSAHC down payment assistance, typically around 5% of the loan amount, with no first-time-buyer requirement and an MCC tax credit.
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