Montgomery County

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.