Texas produces extraordinary real estate at its upper tier — from Dallas’s Highland Park and University Park to Houston’s River Oaks and Memorial, from Austin’s Westlake Hills and Barton Creek to San Antonio’s Alamo Heights and Terrell Hills. For loans above $832,750 anywhere in Texas — the uniform Jumbo threshold in every one of the state’s 254 counties — Jumbo financing is the path forward.
A Jumbo Loan is a mortgage that exceeds the FHFA conforming loan limit. In Texas, that threshold is $832,750 for a single-family home in every county. Loans above this amount require Jumbo financing with lender-specific underwriting.
Typically 700+; many programs prefer 720–740
Usually 10–20% minimum for primary residences
Generally 43% or below
Often 6–18 months of mortgage payments in liquid assets
Begin above $832,750 statewide
Highland Park and University Park (Dallas County): The “Park Cities” — the two most affluent municipalities within the Dallas metro. Premium single-family homes routinely transact at $2 million–$10 million and above.
Preston Hollow (Dallas, North Dallas): Dallas’s premier estate neighborhood north of Loop 12 — large wooded lots, gated estates, and the longstanding home of Dallas’s most prominent families.
Westlake Hills and Barton Creek (Travis County, Austin): Westlake Hills is Austin’s most exclusive residential enclave — ridges and canyons west of the city with views of downtown and premium
custom-built estates that consistently exceed the $832,750 threshold.
Tarrytown (Travis County, Austin): Austin’s most established
near-urban luxury neighborhood — tree-lined streets, vintage estates, and prices that regularly push into Jumbo territory.
River Oaks, Memorial, and Tanglewood (Harris County, Houston): River Oaks is Houston’s most recognized luxury neighborhood. Memorial and Tanglewood offer similar profiles. All three regularly require Jumbo financing.
Alamo Heights and Terrell Hills (Bexar County, San Antonio): San Antonio’s most established inner-city luxury neighborhoods — historic homes, premium renovated properties, and transaction prices that regularly push into Jumbo territory.
Southlake, Westlake, and Colleyville (Tarrant/Denton Counties, DFW): Consistently among the most affluent ZIP codes in Texas. Custom estate homes on large lots routinely require Jumbo financing.
Fredericksburg and Texas Hill Country Premium Properties: The Texas Hill Country — Fredericksburg, Wimberley, Kerrville — has emerged as a premier destination for estate ranches, luxury vacation compounds, and Hill Country retreat properties regularly exceeding the $832,750 threshold.
Texas’s high property taxes are a critical factor in Jumbo loan planning. On a $2 million home in Highland Park, annual property taxes can exceed $30,000–$50,000 — adding $2,500–$4,000+ to monthly housing costs. DTI calculations for Jumbo loans must include the full property tax burden.
Fixed-Rate Jumbo Loans provide long-term payment certainty —
well-suited for primary residence purchases where buyers plan long-term ownership.
Adjustable-Rate Jumbo Loans (ARMs) offer a lower initial rate — strategic for buyers with defined sale or refinance horizons.
$832,750 for a single-family home, uniform across all 254 Texas counties. Texas has no high-cost county designations.
Most programs require 700 minimum; 720 or higher gives access to the most competitive rates.
Property taxes are included in your total monthly housing payment (PITIA) for DTI purposes. In Texas’s high-tax markets, annual taxes on a $1.5–2M home can add $25,000–$40,000+ to annual housing costs.
For veterans with full entitlement, VA Loans have no dollar limit — you can purchase above the $832,750 threshold with zero down, subject to lender approval.
