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UpdatedJanuary 1, 2026ReviewedAugust 23, 2026Where our FHA figures come from
Homes and county courthouse in San Augustine County, Texas, illustrating 2026 FHA loan limits for San Augustine County buyers

San Augustine County, TX FHA loan limits 2026

The 2026 FHA loan limit in San Augustine County is $541,287 for a one-unit home — the FHA national floor, which HUD applies in most U.S. counties. San Augustine County is classified by HUD as a non-metro area.

1-unit limit
$541,287
2-unit limit
$693,050
3-unit limit
$837,700
4-unit limit
$1,041,125

Reference data for San Augustine County

We are licensed to arrange residential mortgage loans in Florida and Colorado only, so this San Augustine County, TX page is published HUD/FHA reference data — not an offer or solicitation.

See where we are licensed
Quick answer

What is the FHA loan limit in San Augustine County, TX for 2026?

The 2026 FHA one-unit loan limit in San Augustine County is $541,287, the HUD national floor used in most U.S. counties. Multi-unit limits run to $1,041,125 for four units. With 3.5% down at a 580 FICO that supports a purchase price around $560,919, and the limit applies to FHA case numbers assigned on or after January 1, 2026.

  • One-unit limit: $541,287
  • Four-unit limit: $1,041,125
  • Minimum down payment: $19,632 (3.5%)
  • HUD area: Non-metro area

Source: HUD CHUMS 2026 forward limit file. Figures are HUD maximums and illustrations, not a quote, approval, or commitment to lend. Reviewed by the licensed mortgage team at Simply Approved Mortgages against HUD Handbook 4000.1 — see our editorial policy.

San Augustine County FHA planning takeaways

  • Ranked #208 of 254 Texas county areas by one-unit limit, against a statewide median of $541,287.
  • Buying above $560,919 in San Augustine County means covering the gap in cash, because FHA caps the loan at $541,287 — not the price.
  • Financed upfront MIP of about $9,473 sits on top of the base loan and is normally rolled in rather than paid at closing.
  • San Augustine County sits at the national floor, so its limit only moves when HUD changes the nationwide floor.
  • A 2-unit purchase raises the cap to $693,050 and a 4-unit to $1,041,125, provided you occupy one unit.

Verified local data

San Augustine County housing and income data (2024)

These figures come from the U.S. Census Bureau American Community Survey 5-year estimates for San Augustine County, TX. They describe the local market — they do not set your loan amount, which depends on the property price, your income and lender underwriting.

Median home value
$99,900

Owner-occupied units

Median household income
$50,408

Past 12 months

Homeownership rate
75.1%

Owner-occupied share of occupied units

Population
7,874

ACS 5-year estimate

What this means for an FHA buyer in San Augustine County

  • The 2024 median home value of $99,900 sits $441,387 below the $541,287 FHA one-unit loan limit here, so a typical local home can generally be financed with an FHA loan.
  • At 3.5% down on a $99,900 purchase, the minimum required investment is about $3,497, before closing costs and prepaid items.
  • Local home values are roughly 2.0× median household income, which is a rough affordability signal — your own debt-to-income ratio is what underwriting actually measures.

Source: U.S. Census Bureau, American Community Survey 2024 5-year estimates. Data refreshed August 28, 2026. Census reports estimates with margins of error and does not endorse any lender.

Government lending and hazard data

FHA lending activity and hazard risk in San Augustine County, TX

In 2025, lenders reported this much FHA activity in San Augustine County under the Home Mortgage Disclosure Act. These are county-wide historical statistics about applications other borrowers already filed, published by federal agencies. They do not predict any individual outcome.

FHA loans originated (2025)
8

All FHA purposes reported under HMDA (purchase and refinance)

Originated share of decided applications
72.7%

8 originated of 11 originated-or-denied

Average FHA loan amount
$193,750

HMDA 2025 originated volume ÷ count

FEMA natural hazard risk
Very Low

Hurricane: Relatively Low

Why hazard ratings matter to your FHA payment

FHA requires hazard insurance, and lenders escrow it with taxes as part of the monthly payment. In counties FEMA rates higher for coastal flooding or hurricane exposure, insurance and any required flood policy can be a larger share of that payment than buyers expect. FEMA's rating is county-wide — your actual premium depends on the specific property, its flood zone, elevation, construction and your insurer. Ask us to price a payment using a real insurance quote for the address, not a county average.

Sources: CFPB HMDA Data Browser, 2025 and FEMA National Risk Index. Federal agencies do not endorse any lender or loan program. HMDA figures describe completed, county-wide reporting for the year shown — they are not an approval rate for you, not an advertised rate, and not an offer or commitment to lend.

What $541,287 buys in San Augustine County

FHA limits cap the loan amount, not the purchase price. With the minimum down payment you can buy above the limit — here is the math for this county.

Max purchase price at 3.5% down
$560,919
Minimum down payment
$19,632
Max FHA base loan amount
$541,287
Upfront MIP (1.75%, financed)
$9,473

Upfront mortgage insurance premium is 1.75% of the base loan amount and is normally financed into the loan. Annual MIP is charged separately. Figures are illustrations, not a loan commitment or rate quote.

FHA requirements in San Augustine County

Borrower rules

  • 580+ FICO for 3.5% down; 500–579 requires 10% down
  • Debt-to-income generally up to 43%, higher with compensating factors
  • Two-year employment history, verifiable income
  • Down payment may be 100% gifted from family

Property rules

  • Owner-occupied primary residence within 60 days of closing
  • 1–4 units; the 2–4 unit limits above apply to multi-unit purchases
  • FHA appraisal and minimum property standards required
  • Condos must be on the FHA-approved list or single-unit approved

County data

County FIPS
TX405
HUD metro area
Non-metro area
HUD median price
$113,000
Limit tier
National floor

How San Augustine County compares

Rank in Texas
#208 of 254
Statewide limit range
$541,287 – $813,050
Texas median county limit
$541,287
Counties nationwide with a higher limit
441

HUD sets each county's FHA limit at 115% of the local median home price, bounded by a national floor of $541,287 and a ceiling of $1,249,125 for 2026 (special-exception areas — Alaska, Hawaii, Guam, and the U.S. Virgin Islands — may go higher). San Augustine County's one-unit limit of $541,287 is set at the national floor.

Within Texas, San Augustine County ranks #208 of 254 county-equivalent areas by one-unit limit, against a statewide median of $541,287 and a range of $541,287 to $813,050. 25 Texas counties carry a HUD high-cost or ceiling limit. Nationally, 441 of 3,235 county areas have a higher one-unit limit, placing San Augustine County in roughly the 86th percentile.

Limits are republished every December and apply to case numbers assigned on or after January 1. Our county tables are refreshed automatically from HUD's official CHUMS limit file, the same data source the FHA Connection system uses.

Glasscock County$813,050Bastrop County$571,550Caldwell County$571,550Hays County$571,550Travis County$571,550Williamson County$571,550Collin County$563,500Dallas County$563,500Denton County$563,500Ellis County$563,500Hunt County$563,500Johnson County$563,500Sabine County$541,287San Jacinto County$541,287
All Texas county limits Look up another county

FHA loan programs explained (general information)

FHA 203(b)
FHA 203(b) Standard Home Loan

The standard FHA mortgage — 3.5% down, flexible credit, owner-occupied homes

FHA 203(k)
FHA 203(k) Renovation Loan

Buy a fixer-upper and roll renovation costs into one mortgage

FHA Streamline
FHA Streamline Refinance

Refinance your existing FHA loan with no appraisal and minimal paperwork

FHA Cash-Out
FHA Cash-Out Refinance

Tap your home equity with an FHA refinance — up to 80% LTV

HECM
FHA HECM Reverse Mortgage

Convert home equity to cash without a monthly mortgage payment — for homeowners 62 and older

San Augustine County FHA questions, answered

What is the FHA loan limit in San Augustine County, TX for 2026?
The 2026 FHA loan limit in San Augustine County, Texas is $541,287 for a one-unit property, $693,050 for two units, $837,700 for three units, and $1,041,125 for four units. These limits apply to FHA case numbers assigned on or after January 1, 2026.
How much house can I buy with an FHA loan in San Augustine County?
With the minimum 3.5% down payment, the maximum purchase price in San Augustine County is about $560,919 — that is the $541,287 maximum loan amount plus a $19,632 down payment. Figures are illustrations, not a loan commitment.
Is San Augustine County a high-cost FHA area?
No. San Augustine County uses the FHA national floor of $541,287 for 2026, which is the standard limit in most U.S. counties.
Which metro area does HUD use for San Augustine County?
HUD classifies San Augustine County as a non-metro area, so its limit is based on county-level median price data rather than a metro area.
What credit score do I need for an FHA loan in San Augustine County?
FHA allows a 3.5% down payment with a 580 or higher FICO score, and 10% down with a score of 500–579. Individual lender overlays may require more. Credit requirements are set by HUD and the lender; this is general information, not a quote, approval, or commitment to lend.
Can I get an FHA loan with down payment assistance in San Augustine County?
Down payment assistance may be layered with an FHA loan in San Augustine County where a state, county, or agency program serves the area and the borrower meets its income and purchase-price limits. Most assistance is a repayable or forgivable second lien, not a grant. Simply Approved Mortgages arranges residential mortgages only in Florida and Colorado.
What is the minimum down payment on a $541,287 FHA loan in San Augustine County?
At the San Augustine County one-unit maximum of $541,287, the 3.5% minimum required investment is about $19,632. The full amount may come from an eligible gift. This is an illustration, not a loan offer.
How much is FHA mortgage insurance on a San Augustine County loan?
Upfront MIP is 1.75% of the base loan amount — about $9,473 at the San Augustine County one-unit limit, usually financed into the loan — plus annual MIP of roughly 0.55% for a typical 30-year loan with the minimum down payment.
Does the San Augustine County FHA limit cap what I can pay for a home?
No. The $541,287 figure caps the base loan amount, not the price. Buyers in San Augustine County regularly purchase above that by increasing the down payment so the loan stays within the limit.
What are the FHA multi-unit limits in San Augustine County?
For 2026, San Augustine County allows $693,050 on a duplex, $837,700 on a triplex, and $1,041,125 on a fourplex. You must occupy one unit as your principal residence within 60 days of closing.
When do the 2026 FHA limits take effect in San Augustine County?
They apply to FHA case numbers assigned on or after January 1, 2026. A file with an earlier case number keeps the prior year's San Augustine County limit, which matters for transactions that straddle year-end.
Does an FHA appraisal work differently in San Augustine County?
The rules are federal, not local: an FHA appraiser in San Augustine County establishes market value and confirms HUD's Minimum Property Requirements, so health and safety items generally must be corrected before closing.
Can I buy a condo in San Augustine County with an FHA loan?
Yes, if the project appears on HUD's condominium approval list or the unit qualifies for FHA single-unit approval. Check the project's status before writing an offer in San Augustine County, since approval can lapse.
Is FHA the right choice for buyers in San Augustine County?
FHA suits buyers with lower credit scores or limited down payment funds because mortgage insurance is not priced by credit score. Buyers with stronger credit and 5% or more down should compare a conventional loan on the same San Augustine County property before deciding.
Where can I verify the San Augustine County FHA limit myself?
HUD publishes county-level forward mortgage limits in its official CHUMS file and in the FHA mortgage limits lookup on hud.gov. This page is built from that dataset and shows the effective period and verification date.

FHA loan availability in San Augustine County, TX

Educational information only — we are not licensed in this state

Simply Approved Mortgages LLC is licensed to arrange residential mortgage loans in Florida and Colorado only. We are not licensed in San Augustine County, TX and this page is not an offer, solicitation, advertisement of credit terms, quote, pre-approval or commitment to lend in San Augustine County, TX. The figures shown are published HUD/FHA county loan-limit data provided for general educational reference. We do not accept mortgage applications, take loan inquiries, or originate loans for properties in San Augustine County, TX. Business-purpose loan products may be arranged in additional states only where permitted by applicable law and pursuant to applicable licensing requirements or exemptions. For financing in San Augustine County, TX, please contact a mortgage professional licensed in that state.

Buying or refinancing in Florida or Colorado?

We are licensed in Florida and Colorado only and cannot originate loans in San Augustine County, TX. If your property is in FL or CO, we can help.

Start My ApprovalCall 877-813-7219

Sources for this page

Program rules and figures on this page are taken from the primary government sources below, not from third-party summaries.

Simply Approved Mortgages is not affiliated with or endorsed by HUD, FHA, or any government agency.

Weighing it up

Pros and cons of FHA loans in San Augustine County, Texas

The trade-offs below are specific to FHA loans in San Augustine County, Texas. Reviewed August 23, 2026 against HUD Handbook 4000.1 and the current HUD county loan limit file.

What works in your favor

  • The 2026 one-unit FHA limit in San Augustine County is $541,287, which is about $432,242 above the FHA-financed amount on a $113,000 home with 3.5% down.
  • A 3.5% down payment here is roughly $3,955 against the county median, versus about $22,600 for a conventional 20% down payment.
  • 100% of that down payment can be gifted, and a seller may contribute up to 6% of the sale price toward closing costs and prepaids.
  • Two- to four-unit limits rise to $693,050, $837,700 and $1,041,125 — an owner-occupied duplex or fourplex in San Augustine County is financeable with the same 3.5% down.
  • San Augustine County is a HUD non-metro area, so appraisers often work from a wider geographic comparable radius — build extra time into the appraisal window.

What to plan around

  • San Augustine County sits at the national FHA floor of $541,287. Above that price you are bringing the entire difference in cash, because the limit caps the loan amount, not the purchase price.
  • FHA annual mortgage insurance stays on the loan for the life of the loan at 3.5% down; removing it later means refinancing out of FHA.
  • The FHA appraisal applies HUD minimum property standards. In San Augustine County, deferred-maintenance homes may need repairs completed before closing or a 203(k) renovation structure instead.
  • Simply Approved Mortgages is licensed in Florida and Colorado only, so this Texas page is educational and is not an offer of credit in this state.
Worked example

How FHA works on a $113,000 home in San Augustine County

San Augustine County's dataset median value is about $113,000, and the county's 2026 one-unit FHA limit is $541,287. Running the standard 3.5%-down FHA structure on that median shows what a buyer here actually needs and how much limit room is left.

How FHA works on a $113,000 home in San Augustine County
Example purchase price (county median)$113,000
FHA down payment at 3.5%$3,955
Base loan amount$109,045
Upfront MIP at 1.75%, financed$1,908
Total FHA loan amount$110,953
2026 one-unit county limit$541,287
Room left under the county limit$432,242 of base-loan room
Conventional 20% down for comparison$22,600

Illustration only, not a quote, rate lock, offer or commitment to lend. Down payment, terms of repayment and APR depend on your credit, income, property, county limit, lender pricing and program eligibility, and all loans are subject to lender underwriting and approval. County limits: HUD CHUMS 2026 forward limits. Median value is a dataset reference figure, not an appraisal.

Document checklist

What documents you need for FHA loans in San Augustine County, Texas

This is the set an FHA underwriter typically asks for. Having it ready before you write an offer is the single biggest difference between a two-week and a six-week file.

Identity and residency

  • Government-issued photo ID and Social Security number
  • Two-year residence history with landlord contact where you rented

Assets

  • Two months of statements for every account used for down payment or reserves
  • A signed gift letter plus the donor's source of funds for any gifted money
  • Retirement statements when reserves are drawn from those accounts

Property and credit

  • Fully executed purchase contract with all addenda
  • Homeowners insurance quote, plus flood coverage where required
  • Written explanation for credit events, plus bankruptcy or foreclosure paperwork if applicable

Specific to this scenario

  • A fully executed purchase contract for the San Augustine County property, including any seller-paid closing-cost credit
  • Evidence of hazard insurance quoted for Texas
  • The current tax bill for the parcel, so the qualifying payment can be re-set to post-closing San Augustine County taxes
Income documentation

Self-employed vs. W-2 employed: what it means for your FHA loan

Whether you are W-2 employed or self-employed changes the paperwork on a San Augustine County file far more than it changes the program itself. FHA does not apply a different credit score, down payment or county limit to self-employed borrowers — it applies a different documentation standard.

FHA documentation differences between W-2 employed and self-employed borrowers
ItemW-2 employedSelf-employed
History requiredTwo-year employment history, with gaps explained. A job change inside the same field is usually fine.Generally two years of self-employment. A shorter history can sometimes be considered when there is documented prior experience in the same line of work.
How income is calculatedBase pay from pay stubs and W-2s. Bonus, overtime and commission generally need a two-year history to be averaged in.Net income from tax returns, averaged and adjusted for allowable add-backs such as depreciation. Write-offs that reduce taxable income also reduce qualifying income.
Documents that open the file30 days of pay stubs, two years of W-2s, and a verification of employment.Two years of personal and business returns, year-to-date P&L and balance sheet, and evidence the business is still operating.
Verification at closingThe employer is re-verified shortly before closing; do not change jobs mid-process without telling your loan officer.Continued existence of the business is re-verified close to closing, typically through a third-party or licensing check.
Most common delayUnexplained gaps, a new job with variable pay, or a VOE the employer never returns.A declining year over year, or a large deduction that removes the very income needed to qualify.
What we suggestGet the VOE moving on day one — it is the item most often outstanding at the end.Have your accountant produce the year-to-date P&L before you shop, so qualifying income is known before you write an offer.

If you are W-2 employed

  • Pay stubs covering the most recent 30 days
  • W-2 forms for the last two years
  • A verification of employment; HUD Handbook 4000.1 Update 18 tightened the written and electronic VOE rules, so expect the employer record to be verified directly
  • Documentation of bonus, overtime or commission income if you want it counted

If you are self-employed

  • Two years of personal federal tax returns, all schedules
  • Two years of business returns for a partnership, S-corp or C-corp, plus K-1s
  • A year-to-date profit and loss statement and balance sheet
  • Business license, CPA letter or equivalent evidence the business is active

General FHA documentation guidance per HUD Handbook 4000.1, including Update 18 changes to written and electronic verification of employment. Requirements vary by borrower, property, lender and program, and all loans are subject to lender underwriting and approval. Sources: HUD Handbook 4000.1

Run the numbers for San Augustine County

FHA payment, affordability, closing cost and refinance calculators for San Augustine County, Texas

Prefilled with the 2026 HUD reference median of $113,000 for San Augustine County, Texas, a 1.47% effective property tax rate and a directional $4,500 annual homeowners premium. Change any input — the interest rate is your own assumption, not an offer.

Education only: Simply Approved Mortgages LLC is not licensed in Texas. This calculator is a general math tool using published HUD/FHA and federal reference data — it is not a quote, offer, advertisement of credit terms, pre-qualification or commitment to lend in Texas, and we cannot accept a mortgage application for a property there.

$
%

FHA minimum is 3.5% at 580+ credit.

%

Your assumption — not a quoted rate.

yrs
%
$
Estimated total monthly payment
$1,265
Principal & interest
$701
FHA annual MIP
$50
Property tax
$138
Homeowners insurance
$375
Down payment
$3,955
Loan amount incl. financed UFMIP
$110,953
How FHA Rates Work

Educational estimate only. Simply Approved Mortgages LLC is not licensed in Texas, so we do not accept mortgage applications for properties there and nothing here is a rate quote, pre-qualification or offer of credit. Sending your scenario records informational interest for future-licensing planning only — no loan officer will contact you about financing in Texas.

Estimates for general educational purposes only. Interest rates shown are assumptions you enter, not quoted rates, and nothing here is a rate lock, APR, payment quote, pre-approval, offer or commitment to lend. Results exclude HOA dues, flood or wind policies, mortgage insurance changes, points and lender-specific fees. FHA upfront MIP of 1.75% and annual MIP of 0.55% follow HUD Mortgagee Letter 2023-05 for a 30-year term at 3.5% down. Property tax and insurance inputs are directional state references, not a parcel-level bill. Eligibility, terms, conditions and availability vary by borrower, property, lender, loan program and state. All loans are subject to lender underwriting and approval. Equal Housing Opportunity. Sources: HUD Mortgagee Letter 2023-05 (MIP) · HUD Mortgagee Letter 2025-23 (2026 loan limits) · U.S. Census Bureau ACS · NAIC homeowners insurance · CFPB Closing Disclosure

Taxes, insurance and local expenses

What owning actually costs in San Augustine County, Texas

Mortgage pricing moves the payment a little. Property tax and insurance move it a lot, and they are entirely local. These figures are built from the 2026 HUD county dataset for San Augustine County, Texas and Texas tax and settlement conventions, reviewed August 23, 2026.

Estimated ownership costs in San Augustine County, Texas on a $113,000 home
CostEstimateHow it works here
Property tax$138 / moAbout 1.47% effective on $113,000 — roughly $1,661 a year. Millage is set locally, so verify the parcel's actual bill.
Homeowners insurance$375 / moDirectional $4,500 a year for a single-family owner policy in Texas. Wind, hail and flood may be separate policies.
FHA annual mortgage insurance$50 / mo0.55% of the $109,045 base loan at 3.5% down, 30-year term, per HUD Mortgagee Letter 2023-05.
FHA upfront MIP$1,9081.75% of the base loan, normally financed into the $110,953 total loan amount rather than paid in cash.
State transfer / documentary taxTXNo state real-estate transfer tax.
Settlement conventionTitle/escrow stateA title or escrow company customarily conducts the closing and issues the policy.

The expense buyers here miss most

High effective tax plus wind/hail premium — the escrow, not the rate, sets the payment. File the homestead exemption for the following year.

How this affects the FHA file

Taxes and insurance are part of the qualifying payment, so a $513 escrow in San Augustine County consumes debt-to-income capacity before a single dollar of principal and interest is counted. Underwriting uses the post-closing figures, not the seller's current bill.

Estimates for general education only — not a quote, rate, APR, pre-approval, offer or commitment to lend. Property tax rates are effective rates derived from U.S. Census Bureau ACS data; actual millage is set by county, city, school and special districts. Insurance figures are directional annual premiums, not quotes. Transfer, deed, recordation and mortgage taxes summarise state-level statutes; counties and municipalities frequently add their own. Eligibility, terms, conditions and availability vary by borrower, property, lender, loan program and state, and all loans are subject to lender underwriting and approval. Sources: U.S. Census Bureau — ACS property tax data · NAIC Homeowners Insurance Report · CFPB — understanding closing costs

Equity strategy

Cash-out, HELOC, debt consolidation and investment equity in San Augustine County, Texas

Four different ways to use the same equity, worked against a $113,000 value with about $70,060 owed. Each one solves a different problem, and each one has a real cost. Figures are equity arithmetic under HUD Handbook 4000.1 loan-to-value limits, not quotes.

Cash-out refinance

On a $113,000 home in San Augustine County, Texas with roughly $70,060 owed, FHA caps a cash-out refinance at 80% of appraised value — about $90,400. That leaves roughly $20,340 gross, or near $17,515 after typical costs, from $42,940 of equity.

Why it can work

  • One first lien, one payment, one servicer.
  • FHA cash-out has no seasoning penalty beyond the required 12 months of on-time payments and 12 months of occupancy.
  • Proceeds are loan funds, not income, so they are generally not taxed as income.

What it costs you

  • You are re-starting amortization on the entire balance, not just the cash you take.
  • FHA cash-out keeps annual mortgage insurance for the life of the loan at above-90% LTV, and 11 years at or below 90%.
  • If your existing first lien is priced better than today's market, you give that up to access the equity.

HELOC or second lien instead

Lenders commonly write a second lien to about 85% combined LTV — near $25,990 available here without disturbing the first mortgage. It is the right tool when the existing first lien is worth keeping.

Why it can work

  • Leaves a good first mortgage completely untouched.
  • You draw only what you use, so you are not carrying interest on money sitting idle.
  • Closing costs are usually far lower than a full first-lien refinance.

What it costs you

  • Most HELOCs carry a variable rate, so the payment can rise while the balance stays the same.
  • Draw periods end, and the repayment period that follows raises the payment sharply.
  • A second lien still secures your home — the risk profile is the same as the first.

Consolidating higher-cost debt

Moving unsecured balances into the $20,340 of accessible equity in San Augustine County typically lowers the monthly outflow, because a 30-year amortization stretches a payment that a card or auto note compresses into a few years.

Why it can work

  • Frees monthly cash flow, which can also improve qualifying debt-to-income for a later move.
  • Consolidates several due dates into one predictable escrowed payment.
  • Removes revolving balances that were re-pricing at the issuer's discretion.

What it costs you

  • You convert unsecured debt into debt secured by your home — a missed payment now risks the house.
  • Stretching a 3-year balance over 30 years can raise the total dollars paid even when the monthly figure falls.
  • It fixes the symptom, not the spending. Re-running the cards afterwards leaves you with both debts.
  • Mortgage interest deductibility depends on how the funds are used — confirm with your tax advisor, not your lender.

Using equity toward an investment property

The roughly $17,515 net available here can serve as the down payment on a rental. FHA financing itself requires owner occupancy, so the new property would be financed conventionally or as a business-purpose loan, not with FHA.

Why it can work

  • Converts idle equity in one property into a second income-producing asset.
  • Rental income may later help qualify, once it has the documented history the lender requires.
  • Diversifies your position across two properties instead of one.

What it costs you

  • You are now carrying two mortgages against one income if the unit sits vacant.
  • Investment-property financing requires larger down payments and stricter reserves than FHA.
  • FHA occupancy rules apply to your existing loan — the home you refinanced must remain your primary residence.
  • Local landlord licensing, insurance and tax treatment differ from owner-occupied ownership.

Illustrative equity calculations for general education only — not a quote, rate, APR, payment, pre-approval, offer or commitment to lend, and not tax or legal advice. Values assume the stated appraised value and balance; your equity, loan-to-value and available proceeds will differ. FHA cash-out refinances are limited to 80% loan-to-value and require owner occupancy per HUD Handbook 4000.1. HELOCs and second liens are separate products with their own terms and are commonly variable-rate. Consolidating unsecured debt into a mortgage secures that debt against your home. Consult a tax advisor regarding deductibility. Eligibility, terms, conditions and availability vary by borrower, property, lender, loan program and state, and all loans are subject to lender underwriting and approval. Equal Housing Opportunity.

Local FHA & housing market updates

Local FHA and housing market updates for San Augustine County, Texas

Dated changes from the official sources that actually govern an FHA file here, each one linked to the primary source it came from. Nothing below is a rate quote, an offer of credit, a prediction or advice about when to buy. Simply Approved Mortgages LLC arranges residential mortgage loans in Florida and Colorado only; this is general information, not an offer in this state.

  1. Rate environmentVerified August 22, 2026

    Weekly 30-year survey average re-checked against the Federal Reserve series

    Reported by Federal Reserve Bank of St. Louis (FRED): We track the Freddie Mac Primary Mortgage Market Survey through the Federal Reserve Bank of St. Louis (FRED) rather than quoting a number we cannot support.

    What it means in San Augustine County (our analysis): Survey averages are national and are not a quote: pricing on a San Augustine County, Texas property depends on the lender, the property, the loan and the borrower's file. On this location page it matters because it changes the maximum insured loan and the monthly cost picture used throughout this page.

    FRED — 30-year fixed rate mortgage average
  2. Local cost pressureVerified January 1, 2026

    What is moving the payment in Texas: taxes, insurance and settlement costs

    Reported by U.S. Census Bureau: Effective property tax in Texas runs about 1.47% of owner-occupied value, and a directional single-family homeowners premium is around $4,500 a year.

    What it means in San Augustine County (our analysis): In San Augustine County, Texas, high effective tax plus wind/hail premium — the escrow, not the rate, sets the payment. File the homestead exemption for the following year. Texas is customarily a title/escrow state, and no state real-estate transfer tax. On this location page it matters because it changes the maximum insured loan and the monthly cost picture used throughout this page.

    American Community Survey (ACS) housing cost tables
  3. Program rulesVerified August 12, 2026

    HUD published HUD Handbook 4000.1 Update 18

    Reported by U.S. Department of Housing and Urban Development: The update changed how lenders handle written and electronic verification of employment, restructured Federal Home Loan Bank set-aside treatment for down payment assistance, and revised HECM life expectancy set-aside requirements.

    What it means in San Augustine County (our analysis): These are national underwriting rules, not local ones: a file on a San Augustine County, Texas property is underwritten to the same handbook, so the practical local effect is on how quickly employment can be re-verified before closing here. On this location page it matters because it changes the maximum insured loan and the monthly cost picture used throughout this page.

    HUD Single Family Housing Policy Handbook 4000.1
  4. Local valuesVerified January 1, 2026

    Reference median value used for San Augustine County this cycle: $113,000

    Reported by U.S. Department of Housing and Urban Development: HUD's 2026 limit calculation for this county is anchored to a median value of $113,000.

    What it means in San Augustine County (our analysis): At 3.5% down that implies roughly $3,955 of down payment on a median-priced San Augustine County purchase, before closing costs and prepaid escrows. Reference figure only — not an appraisal, valuation or offer. On this location page it matters because it changes the maximum insured loan and the monthly cost picture used throughout this page.

    HUD Mortgagee Letter setting the annual limits
  5. Conforming limitsVerified January 1, 2026

    FHFA's 2026 conforming limits reset the FHA-versus-conventional line

    Reported by Federal Housing Finance Agency: FHFA publishes conforming loan limits each year alongside HUD's FHA limits.

    What it means in San Augustine County (our analysis): In San Augustine County, Texas the two limits do not match, so above $541,287 a conventional loan can finance a larger amount than FHA — which is why both programs are worth pricing side by side on a purchase here. On this location page it matters because it changes the maximum insured loan and the monthly cost picture used throughout this page.

    FHFA conforming loan limits
  6. FHA loan limitsVerified January 1, 2026

    San Augustine County's 2026 one-unit FHA limit is $541,287

    Reported by U.S. Department of Housing and Urban Development: HUD's 2026 county file sets the one-unit insured maximum in San Augustine County, Texas at $541,287, with $693,050 on an owner-occupied two-unit property.

    What it means in San Augustine County (our analysis): The limit applies to FHA case numbers assigned on or after January 1, 2026 — the case number date, not your contract date, controls which year's limit applies to a San Augustine County purchase. On this location page it matters because it changes the maximum insured loan and the monthly cost picture used throughout this page.

    HUD county loan limit file (CHUMS)
Simply Approved Mortgages Expert Insight
County-level commentary · Last reviewed August 23, 2026

What buyers should know in San Augustine County

Against a dataset median value near $113,000, the 2026 one-unit FHA limit in San Augustine County is $541,287 — so a median-priced purchase at 3.5% down (about $3,955) finances roughly $109,045 and leaves about $432,242 of limit headroom. That relationship, not the note rate, is what decides how much house is reachable here. This is a HUD non-metro area, so appraisers work from a wider comparable radius and the appraisal window should be planned longer. Price taxes and insurance at post-closing levels for this county rather than the seller's current bill, and if you can occupy one unit, note that the four-unit limit rises to $1,041,125. Simply Approved Mortgages LLC arranges residential mortgage loans in Florida and Colorado only, so this is educational information about Texas and not an offer of credit here.

Our recommendation

Set your San Augustine County price ceiling from the $541,287 limit plus the cash you can actually bring — then verify taxes and insurance before you write the offer.

Simply Approved Mortgages · licensed mortgage broker · NMLS #2620881 · Equal Housing Opportunity
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Simply Approved Mortgages LLC arranges residential mortgage loans in Florida and Colorado only. This page is not an offer, solicitation, or advertisement of credit terms in this state.

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Simply Approved Mortgages LLC is licensed to arrange residential mortgage loans in Florida and Colorado only. Because we are not licensed in Texas, nothing on this page is an offer, solicitation, advertisement of credit terms, rate quote, pre-qualification, pre-approval or commitment to lend, and we do not accept mortgage applications for properties in Texas. The figures shown are published HUD/FHA and federal data provided for general education only. You may leave your details as an informational record so we can measure interest when reviewing future state licensing; that record is not an application or loan inquiry and no loan officer will contact you about financing in Texas. For financing in Texas, work with a mortgage professional licensed in that state.

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