TSAHC Income Limits 2026: County Caps + the Two-Track AMI Split
Texas adds a twist most states don\'t have: TSAHC income caps (~$100K-$150K by county) sit on top of a two-track AMI system — under ~80% of area median gets the best assistance; 80-120% still qualifies on different terms. Crossing the boundary changes your benefit, not just your eligibility.
Check Your TSAHC Lane — Free
County cap + AMI track + DPA tier in 2 minutes.
$100-150K
Income Cap Range
by county
2
AMI Tracks
≤80% / 80-120%
620
Min Credit
lowest in class
NO
First-Time Req?
repeat OK
TSAHC Income Caps by County Tier — Oct 2026
| County Tier | Income Cap | Typical Price Band | What To Know |
|---|---|---|---|
| Travis, Williamson, Collin | ~$130-150K | ~$420-550K | Austin/DFW tech corridors — highest caps |
| Harris, Fort Bend, Montgomery | ~$115-135K | ~$300-380K | Houston metro — highest TSAHC volume |
| Bexar, Tarrant, Dallas | ~$110-130K | ~$280-340K | SA/DFW core — most buyers fit |
| Rural & West Texas | ~$100-120K | ~$170-260K | Lowest caps — widest inventory fit |
Approximate bands — TSAHC publishes exact county x AMI-track figures. Verify at tsahc.org. Or check your real approval amount →
The Two-Track System — Why the Boundary Matters
Track 1 (≤~80% AMI): the best terms — historically the largest DPA share or lowest rate pairing. Most TSAHC marketing aims here.
Track 2 (~80-120% AMI): still eligible — different assistance tier. You don\'t fall off a cliff at 81%, but your DPA package may shrink.
Why it matters: two buyers at $89K and $91K household income in the same county can land on different sides of the track boundary — same eligibility, different benefit. Have your lender map your exact band before comparing offers.
Quick check: under the caps? See which TX lenders run the TSAHC stack.
5 Limit Gotchas That Kill Texas DPA Deals
1. TSAHC vs TDHCA confusion
Texas runs TWO state agencies — TSAHC (this one) and TDHCA's My First Texas Home — with DIFFERENT limit tables. Over one's cap doesn't mean over the other's.
2. The AMI band surprise
Buyers pass the county cap, then discover the ≤80% AMI track promised in ads doesn't apply to them — same eligibility, smaller benefit. Know your band.
3. The off-loan earner
Household income counts occupants — a spouse off the loan still counts. Austin tech couples hit this constantly.
4. County-line shopping blind spot
The cap follows the property — buying in Williamson vs Travis or Fort Bend vs Harris can change your row. Two miles can equal thousands.
5. Stale tables
TSAHC revises annually; third-party sites rank stale PDFs for months. The lender's compliance worksheet is the only number that counts.
Frequently Asked Questions
Q1. What is the TSAHC income limit in Texas?
County-specific, roughly $100K-$150K depending on county and household size — but TSAHC adds a twist most states don't: TWO tracks. Households at or below ~80% of area median income get the best rate/DPA combo; the 80-120% band still qualifies but on different terms. Your income decides your lane AND your benefit size.Check my lane — free →
Q2. What are the two TSAHC income tracks?
TSAHC's structures (Home Sweet Texas, Homes for Texas Heroes) tier assistance by AMI: the ≤80% AMI track historically gets the most generous DPA terms (higher grant %s or lower rates); the 80-120% track still qualifies but with reduced assistance. Crossing from 79% to 81% of AMI can change your DPA terms — the boundary matters, not just the cap.
Q3. Is the income limit per borrower or household?
Household — all occupants' income counts, not just the borrowers. Texas dual-income families hit this constantly in Austin and DFW. A non-borrowing spouse's income still counts toward the AMI band.Verify my household band →
Q4. Do Homes for Texas Heroes have different limits?
Heroes (teachers, police, fire, veterans, medical, corrections) uses the same county income table — the benefit difference is in DPA terms and program tiers, not a separate income cap. Teacher in Fort Bend? Same income test as everyone else — different assistance structure.
Q5. What if I'm just over my county's cap?
Options: (1) targeted areas — federally targeted tracts waive first-time status and can adjust limits; (2) the property's county rules — buying across a county line changes your row; (3) TDHCA's My First Texas Home — Texas's OTHER state agency with a different limit table, sometimes looser; (4) local DPA — Houston, Dallas, Austin, and SA all run city programs.Compare my options — free →
Q6. Does overtime, tips, or 1099 income count?
Stable documented income with a 2-year history typically counts — and Texas has massive 1099/gig income (oil patch, contractor trades, gig economy). Underwriters document it differently than W-2; the TSAHC compliance worksheet decides the final number.
Related Texas & Income-Limit Guides
Same Cap, Two Tracks — Your Band Decides Your Benefit
Find out which AMI track you land in before you compare offers.
Check My TSAHC Eligibility →Compare Lender Offers →