East Texas
Montgomery County
Montgomery County — Conroe, The Woodlands, Magnolia — anchors Houston's fast-growing north side, and the cash to close is the usual hurdle. Eligible buyers may qualify for TSAHC or TDHCA down payment assistance and the federal MCC tax credit, with income limits higher than most families assume.
Quick Facts
- County seat Conroe
- Region East Texas
- Population 685,000
- TSAHC income limit (non-targeted) ~$126,375
- FHA loan limit $541,287 Source: hud.gov
- FIPS code 48339
What Buyers Should Know
Montgomery 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 Montgomery 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 Montgomery 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 Montgomery County averages around 1.99% 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.
The Woodlands and Conroe Context
Montgomery County is anchored by The Woodlands (a master-planned community with ~120,000 residents and corporate HQs for Anadarko/Occidental, Chevron Phillips, Huntsman, and Waste Connections) plus Conroe (the historic county seat). Conroe ISD, Magnolia ISD, Montgomery ISD, Splendora ISD, New Caney ISD, and Willis ISD serve the county. Most Montgomery County buyers route through state-level TSAHC and TDHCA programs. Effective property tax averages around 1.99% — lower than most Houston-metro counties. See Harris County guide for adjacent metro context.
Income Limits
Montgomery 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 — Montgomery County
VA
VA loans are uncapped above conforming limits for full-entitlement veterans.