Last updated March 2026
Cypress is one of the fastest-growing communities in Houston with master-planned neighborhoods, top-rated schools, and heavy new construction activity. If you are buying, building, or investing in Cypress, you need a loan officer who can handle any program from FHA to bank statement loans.
Get Pre-QualifiedToi noi tieng Viet. If you or someone in your family is more comfortable in Vietnamese, I work with you in your language from application through closing. Learn more about Vietnamese mortgage service.
Cypress has a population of 208,000 and has been named one of America's most moved-to ZIP codes. It is unincorporated Harris County, which means no city taxes. Cy-Fair ISD is one of the largest and highest-rated school districts in Texas, and the area draws families from across the Houston metro.
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. The median home price sits around $350,000, with options ranging from entry-level resale homes under $270,000 to lakefront custom builds above $700,000.
Cypress covers a range of neighborhoods, price points, and property types. Here is a quick look at some of the most active areas.
Large master-planned community by Howard Hughes with lakes, trails, and resort-style amenities. Active new construction from multiple builders. Homes typically range from $350,000 - $600,000.
Waterfront master-planned community centered on a 300-acre lake. Kayaking, paddleboarding, and lakefront dining. One of the premier addresses in Cypress. Homes typically range from $400,000 - $700,000.
Established community with mature trees and proximity to US 290. Good value for buyers who want a Cypress address without the master-planned premium. Homes typically range from $280,000 - $400,000.
Older, established neighborhood with larger lots and a lower price point. Practical for first-time buyers and investors looking for value in the Cypress market. Homes typically range from $250,000 - $350,000.
Newer community with family-focused amenities including pools, splash pads, and playgrounds. Well-maintained and growing. Homes typically range from $320,000 - $450,000.
Price ranges are estimates based on recent market activity and may vary. Contact me for current data on specific neighborhoods or properties.
Most borrowers qualify for more than they think. Here are the programs I work with most often in Cypress.
The standard loan for borrowers with documented W-2 income and solid credit. Down payment as low as 3% for qualified buyers. No mortgage insurance required at 20% down. Learn more about conventional loans.
Government-backed loan with flexible credit and down payment requirements. A common path for first-time buyers in Cypress. Down payments as low as 3.5% for qualified borrowers. Learn more about FHA loans.
Zero down payment loan for eligible veterans, active-duty service members, and surviving spouses. No private mortgage insurance. One of the best financing options available. Learn more about VA loans.
For loan amounts above conventional limits. Common in higher-end Cypress communities like Towne Lake and Bridgeland. Competitive rates available for strong borrower profiles. 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.
Qualify based on the rental income of the property, not your personal income. No limit on number of properties. Built for real estate investors who want to grow a portfolio in Cypress without income documentation hurdles. Learn more about DSCR loans.
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 some of the heaviest new construction activity in the Houston metro. Builders in Bridgeland, Towne Lake, and Miramesa are currently offering incentives including permanent rate buydowns, temporary 2-1 buydowns, closing cost credits, and design center upgrades. These incentives vary by builder and community, and they change frequently.
Working with an independent mortgage broker matters here. Builder lenders often require you to use their in-house financing to capture incentives, but 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 are negotiable, and outside financing sometimes beats what the builder offers even with their credits.
Construction-to-permanent loans are also available for custom builds on your own lot. Read more about mortgage options for Cypress buyers.
Here is what the process looks like when you work with me.
It depends on the loan program. Conventional loans allow as little as 3% down for qualified buyers. FHA requires 3.5%. VA loans require zero down 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. Construction-to-permanent loans are also available for custom builds.
Cypress is in Harris County with Cy-Fair ISD. MUD taxes apply in most newer developments and can add 0.5-1.0% to your rate. The effective total rate is approximately 2.3% to 2.8% depending on your specific location and MUD district.
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 solve that problem. Learn more about self-employed mortgage options.
Cy-Fair ISD primarily serves Cypress. It is one of the largest school districts in Texas with multiple high schools serving the Cypress area.
The median home price in Cypress is approximately $350,000 as of early 2026. Prices range from around $250,000 in established neighborhoods like Lakewood Forest to $700,000 or more in Towne Lake. Bridgeland and Cypress Creek Lakes fall in the $320,000 to $600,000 range.
Yes. Builder incentives in Cypress communities vary by builder and change frequently. Common incentives include permanent rate buydowns, temporary 2-1 buydowns, closing cost credits, and design center upgrades. I can compare builder financing to outside financing options to determine the best deal for you.
Yes. DSCR loans qualify based on the property's expected rental income, not your personal income or employment. There is no limit on the number of properties you can finance this way. Cypress has strong rental demand driven by population growth and proximity to major employers. Learn more about DSCR loans.
Call me at 832-997-1527 or fill out the form below. I respond the same day.