Last updated October 2026
Cypress is a growing part of the Houston area. It has master planned neighborhoods, Cy-Fair ISD schools, and a lot of new construction. You might be buying a resale home. You might be financing a new build. Or you might be buying a rental. Either way, you need a loan officer who knows your options. You also need one who can tell you if the builder's financing is really a good deal.
Tôi nói tiếng Việt. Nếu bạn cần tư vấn vay mua nhà bằng tiếng Việt, tôi sẵn sàng hỗ trợ bạn. Learn more about Vietnamese mortgage service.
Most of Cypress is outside any city, in Harris County. That means no city property tax, but many newer neighborhoods have a MUD tax. Cy-Fair ISD serves most of Cypress. Check the school zone for any home you like.
New construction is heavy here, with active building in Bridgeland, Towne Lake, and Miramesa. Established neighborhoods offer lower price points and larger lots. US 290 and the Grand Parkway connect Cypress to the Energy Corridor, Northwest Houston employers, and Downtown. Prices vary a lot by neighborhood, from older resale homes to lakefront custom builds.
Cypress does not run its own program, because it is not a city. But Cypress buyers can use Texas state programs that help with the down payment and closing costs.
Two state groups run these programs. TSAHC runs Home Sweet Texas and Homes for Texas Heroes. Heroes is for jobs like teachers, police, fire fighters, EMS, and corrections officers, and for veterans. TDHCA runs My First Texas Home. Each program has income limits and its own list of approved lenders.
Most Cypress homes are outside any city, in Harris County. Harris County has its own down payment program for homes like these. Right now the county says it is full. It only takes buyers who were hurt by Hurricane Beryl or the May 2024 windstorm. The City of Houston program only covers homes inside Houston city limits.
Program rules and funds change often. I can help you see which ones may fit you, in English or Vietnamese. If you served, a VA loan may be the better first look. You can also read about down payment assistance in Houston.
Brandon Huynh, NMLS #2522494. Program details checked October 2026.
I help buyers all across Cypress. Here is a quick look at a few communities.
This newer master planned community is developed by Howard Hughes. Home sales began in 2006. The Grand Parkway runs through it, and US 290 is close. Some villages are in Cy-Fair ISD. Others are in Waller ISD, and a small part is in Katy ISD.
This master planned community got its start in 2006. It is served by Cy-Fair ISD. Barker Cypress Road and US 290 are close by. Most homes are single family homes.
This master planned community began in 1988. It is served by Cy-Fair ISD. US 290 and the Grand Parkway are nearby. Most homes are single family homes.
Building here started in the 1970s. Some homes are in Cy-Fair ISD, and some are in Tomball ISD. Highway 249 is close by.
If you have an area in mind, tell me. I will help you plan your loan.
School zones can change. Check with the school district before you buy.
Plenty of my Cypress buyers end up looking a few exits up 290. Or they look over toward 249 before they settle. If your search widens, I work those markets too. I'm a Tomball mortgage lender and I also work in Spring. I use the same programs and the same process there.
Here are the programs I work with most often in Cypress.
The standard loan for borrowers with documented W-2 income and solid credit. Up to 97 percent loan to value for qualified buyers. No mortgage insurance at 80 percent loan to value or lower. Learn more about conventional loans.
Government-backed loan with flexible credit and down payment requirements. A common path for first-time buyers in Cypress. Up to 96.5 percent loan to value for qualified borrowers. Learn more about FHA loans.
A loan for eligible veterans, active duty service members, and some surviving spouses. VA has its own down payment rules. There is no monthly mortgage insurance. Learn more about VA loans.
For loan amounts above conventional limits. Common in higher-end Cypress communities like Towne Lake and Bridgeland. Learn more about jumbo loans.
If you are self-employed and your tax returns do not reflect your real income, this is built for you. We use 12 or 24 months of bank statements to qualify. No W-2s or tax transcripts required. Learn more about bank statement loans. See bank statement loans in Cypress.
Qualify based on the rental income of the property, not your personal income. Built for investors who want to keep adding rentals in Cypress. Learn more about DSCR loans. See DSCR loans in Cypress.
Not every borrower fits a conventional box. Non-QM loans cover recent credit events, non-traditional income sources, complex financial profiles, and more. If you have been told no elsewhere, this is worth a conversation. Learn more about non-QM loans.
Loan approval is subject to credit, income, property, and program guidelines. Rates and terms vary. Contact me for a full review of your situation.
Cypress has a lot of new construction, in places like Bridgeland, Towne Lake, and Miramesa. Builders often offer incentives. These can include a rate buydown, help with closing costs, or design center upgrades. Offers vary by builder and change often.
Working with an independent mortgage broker matters here. Builder lenders often require you to use their in-house financing to capture incentives. That does not always mean the best deal. I can run a side-by-side comparison of builder financing against outside financing so you see the full picture. Builder incentives can sometimes be negotiated. Outside financing sometimes costs less than the builder's offer, even with their credits. If you are also touring new builds up 249, I compare builder offers there too. Here is how I do it for a new build in Tomball.
Here is what the process looks like when you work with me.
Cypress does not run its own program, because it is not a city. But Cypress buyers can use Texas state programs. TSAHC runs Home Sweet Texas and Homes for Texas Heroes. TDHCA runs My First Texas Home. Each one has income limits and its own approved lenders. Harris County also has a program. Right now the county says it is full. It only takes buyers who were hurt by Hurricane Beryl or the May 2024 windstorm. The City of Houston program only covers homes inside city limits. I can help you see which programs may fit you.
It depends on the loan program. Conventional loans can go up to 97 percent loan to value for qualified buyers. FHA loans can go up to 96.5 percent loan to value. VA has its own down payment rules for eligible veterans. New construction may have different builder requirements depending on the community and builder. I can tell you what applies to your specific situation.
Yes. Cypress has heavy new construction activity in communities like Bridgeland, Towne Lake, and Miramesa. It is important to compare builder lender financing against outside financing. I evaluate both options and can run a side-by-side comparison.
Your tax bill depends on your exact address. Most of Cypress is in Harris County and Cy-Fair ISD. Many newer neighborhoods also have a MUD tax. A MUD is a municipal utility district. It is a local district that can charge property tax to pay for water and sewer lines. Two homes a few streets apart can have different tax bills. Look up the address on the Harris Central Appraisal District website before you make an offer. I estimate your escrow on the full tax bill for that address.
Yes. Many self-employed borrowers in Cypress use bank statement loans, which qualify you based on deposits rather than tax returns. If your business writes off a lot of expenses, your tax returns may show lower income than you actually earn. Bank statement loans can help with that. Learn more about self-employed mortgage options.
Cy-Fair ISD serves most of Cypress. Check the school zone for the exact address before you make an offer.
Prices change often and vary a lot by neighborhood. Older homes in places like Lakewood Forest often cost less than newer homes in Towne Lake or Bridgeland. For current numbers, ask your agent for recent sales on the street you like.
Many Cypress builders offer them, but offers vary by builder and change often. Common ones are a rate buydown, help with closing costs, or design center upgrades. I can compare the builder's financing with outside financing so you can see which one costs you less.
Yes. DSCR loans qualify based on the property's expected rental income, not your personal income or employment. Built for investors who want to keep adding rentals. Learn more about DSCR loans.
“Brandon was amazing very hands on with every step. I like that he made hisself available for anything I needed. Explained all the whys and what to expect throughout the entire process.”
“Brandon was very helpful with buying my first home. He answered any questions I had with patience and an amazing explanation. Instead of worrying about updates, brandon would call me the second he knew about it.”
Call me at 832-997-1527 or fill out the form below, and I will get back to you.