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. TSAHC's 2026 limits in Montgomery County may reach about $156,000 for Home Sweet Texas and $176,800 for Homes for Texas Heroes, at any household size.
Quick Facts
- County seat Conroe
- Region East Texas
- Population 685,000
- Home Sweet Texas income limit (non-targeted) ~$156,000
- FHA loan limit $541,287 Source: hud.gov
- FIPS code 48339
What Buyers Should Know
In Montgomery County, TSAHC’s county income limits may allow household income up to about $156,000 for Home Sweet Texas and $176,800 for Homes for Texas Heroes, at any household size. Many Montgomery County buyers may qualify for at least one TSAHC or TDHCA program; targeted areas are specific census tracts, not whole counties, so ask your lender whether a home’s address falls in one; outside those tracts, the standard income limits and first-time buyer rules apply.
FHA loan limits in Montgomery mirror the Houston-The Woodlands-Sugar Land baseline. The 2026 conforming loan limit is $832,750 for a 1-unit home. 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 $140,000 off school-district appraised value and caps appraised value growth at 10% per year. Filing it is one of the most valuable steps a new homeowner can take. 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 (TSAHC) | up to ~$156,000 (any household size) | bond DPA or MCC only: up to ~$566,354 |
| Homes for Texas Heroes (TSAHC) | up to ~$176,800 (any household size) | bond DPA or MCC only: up to ~$566,354 |
| My First Texas Home (TDHCA) | up to ~$104,000 (1–2 persons) / ~$119,600 (3+) | up to ~$566,354 |
| My Choice Texas Home (TDHCA) | up to ~$178,670 (conventional) / ~$176,800 (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 limits apply at any household size, and Homes for Texas Heroes has a higher limit than Home Sweet Texas; TSAHC's purchase price limit applies to bond-funded assistance and the MCC. 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, so confirm your county's current figure with a participating lender before applying. | ||
Source: TSAHC county income limits + TDHCA Income & Purchase Price Limits
Loan Limits — Montgomery County
VA
VA loans are uncapped above conforming limits for full-entitlement veterans.
Cities in Montgomery County
-
Down Payment Assistance in Conroe, TX
See how down payment assistance works in Conroe and Montgomery County, the 2026 income and price limits, and what you may qualify for.
View -
Down Payment Assistance in The Woodlands, TX
See how down payment assistance works in The Woodlands and Montgomery County, the 2026 income and price limits, and what you may qualify for.
View
Related Guides
-
Alvin Down Payment Assistance: 2026 Guide for Brazoria County
Brazoria County sets its own limits, and they run higher than Harris. Alvin buyers may qualify up to ~$189,000. See how the county line helps you.
View -
Tomball Down Payment Assistance: 2026 Programs and Limits
Tomball prices sit well under the assistance price cap, so the cash at closing is the real hurdle. See what may cover it and who qualifies.
View -
Friendswood Down Payment Assistance: 2026 Guide for Buyers
Moved for Friendswood ISD and assumed you earn too much? My Choice Texas Home may reach ~$178,670 in Galveston County. See what actually applies.
View -
Rosenberg Down Payment Assistance: 2026 Guide for Fort Bend Buyers
More than one earner under your roof? Not every adult's income counts the same way. See how Fort Bend limits work and which program may fit your household.
View