Jumbo loans in Texas for homes above $832,750
Buying a higher-priced home? We shop a panel of jumbo lenders, model the smartest structure, and sometimes show you how to avoid needing a jumbo loan at all.
Free, no obligation · or call 512-588-2771
Jumbo loans feel like a different game.
They are. Different lenders, deeper documentation, and rules that surprise buyers late in the deal.
With the right plan, a jumbo purchase is straightforward. The trouble comes from starting the paperwork late.
From first call to closing, in four steps
Tell us your situation
A 30-minute call or a short online application: income, savings, credit, and the kind of property you want.
Get a real plan
We compare your options across programs and lenders, explain the costs in plain English, and tell you if anything is worth fixing first.
Get approved
With your documents in hand, we move your file to underwriting and issue the approval you need to move forward with confidence.
Close with confidence
We manage the file through appraisal, underwriting and closing, and keep you updated at every stage.
A jumbo plan built around your file
Conforming vs. jumbo, modeled
We compare a larger down payment against a jumbo loan so you can see which structure costs less.
Asset depletion
Turns liquid assets into qualifying income, ideal for retirees and anyone after a liquidity event.
Bank statement programs
Twelve or twenty-four months of deposits instead of tax returns for self-employed buyers.
Portfolio lenders
Lenders that hold the loan can be flexible on unusual properties, acreage and entity structures.
No surprises on reserves
We tell you exactly what counts as reserves, and what does not, before you commit.
Texas-wide
From West Lake Hills and Lake Travis to Dripping Springs, the Park Cities and beyond.
Close to the jumbo line?
A short call can show whether a slightly larger down payment moves you into conforming pricing, and what that is worth.
Conforming vs. jumbo: what changes at $832,750
A loan at or below the limit is conforming and priced off a deep, liquid market. Above it, the loan is jumbo and the lender prices the risk itself, so it asks for more.
| Conforming | Jumbo | |
|---|---|---|
| Reserves after closing | Often 2 months | 6–12 months, more on large loans |
| Practical credit floor | 620 | 700, with tiers at 740 and 760 |
| Down payment | 3–5% possible | Commonly 10–20% minimum |
| Documentation | Standard | Two years of returns, K-1s, business returns, sometimes a CPA letter |
| Appraisal | One | Sometimes two on larger loans |
Reserves must be documented and seasoned, typically 60 days of statements, and they cannot be the same dollars you closed with.
How to avoid a jumbo loan
If you are modestly above the limit, bringing enough additional down payment to land at $832,750 can move the whole loan into conforming pricing. On a $900,000 purchase, an extra $30,000 down can be worth more than anything you would gain by shopping the rate, because it changes which market the loan lives in.
It does not always win. Larger down payments tie up capital, and on some files jumbo pricing is close enough that keeping the cash is better. It should be run as a comparison, not assumed away, and many lenders never mention it. We model both structures side by side as a matter of course. See also our jumbo loan requirements for 2026 guide.
See both structures on your numbers.
We will show conforming and jumbo side by side, including cash to close and monthly payment.
Three ways to qualify when standard documents do not fit
Plenty of purchases genuinely exceed the limit statewide — from Austin’s West Lake Hills and Lake Travis waterfront to high-end neighborhoods around Houston, Dallas-Fort Worth and San Antonio. Which structure fits depends on where your strength is.
- Asset depletion: converts liquid assets into qualifying income by dividing eligible balances over a term, commonly 60 to 120 months.
- Bank statement programs: 12 or 24 months of deposits instead of tax returns. See our bank statement loans.
- Portfolio lending: a lender that holds the loan can be flexible on unusual property and complex entity structures.
Where jumbo files go wrong in Central Texas
Thin comparable sales
A custom build on acreage in a market of production homes gives the appraiser little to work from. Plan for a conservative value.
Started too late
Jumbo files live or die on paperwork. Self-employed buyers should gather returns, K-1s and statements before making an offer.
Underestimated
Central Texas combined rates run roughly 1.55% to 2.9% depending on the address, which often sets the price ceiling more than the rate does.
Counted wrong
Down payment is not reserves, and closing funds are not reserves. Retirement accounts often count at 50 to 70% of vested balance.
Jumbo limits by county, and where they come up
Jumbo comes up most in West Lake Hills and Rollingwood, where nearly every purchase exceeds the limit, in Dripping Springs on acreage, on Lake Travis waterfront in Lago Vista, and in the Park Cities of Dallas and west Plano. See our local pages for West Lake Hills, Dripping Springs, Lakeway and Dallas.
Meet your Jumbo loan officer
Matthew MontsDeOca is an independent mortgage broker based in Austin — Texas’s state capital — licensed to help buyers and homeowners across the entire state, from Houston and San Antonio to Dallas-Fort Worth and everywhere between. Because Wise Capital shops a panel of lenders instead of selling one bank’s products, you get advice on which program actually fits, including when this one is not the right answer.
Your questions, answered
What is the jumbo loan limit in Texas for 2026?
How much do I need to put down on a jumbo loan?
What credit score do I need for a jumbo loan?
How many months of reserves does a jumbo loan require?
Can I avoid a jumbo loan?
Can I get a jumbo loan without tax returns?
Are jumbo rates higher than conforming?
Book a free 30-minute call
Not ready to apply? Talk it through first. We will look at your numbers and tell you honestly what your best move is.
- 30 minutes, by video (Google Meet) or phone
- Free, with no obligation to apply
- A clear next step, whether that is applying now or fixing one thing first
- You talk to a licensed loan officer, not a call center
Pick a time that works for you
Choose a slot on the calendar and you will get a confirmation by email. No obligation, no pressure.
Prefer to talk now? Call 512-588-2771 · open the calendar in a new tab.
Let us show you what you qualify for.
Check your options in a few minutes, or book a quick call and we will walk you through it.
Or call 512-588-2771 · Free, no obligation
Keep learning, in plain English
Other loan programs
*The $832,750 figure is the 2026 conforming loan limit for a single-family home in most Texas counties and is set annually by the Federal Housing Finance Agency; limits vary by county and property type. Jumbo loan requirements for credit, reserves, down payment and documentation vary by lender and loan size. Interest rates and APR depend on your credit profile, loan amount and market conditions. Ask us for a personalized Loan Estimate.
Wise Capital Mortgage, LLC · 5900 Balcones Drive #23333, Austin, TX 78731 · NMLS #2092335 · Equal Housing Lender. Matthew MontsDeOca, NMLS #1034513. This page is for general information and is not a commitment to lend or an offer of credit. Loan programs, eligibility, terms and rates are subject to change and to underwriting approval. You can verify our licensing at the NMLS Consumer Access website, nmlsconsumeraccess.org.