Last updated March 2026
Spring gives you north Houston living and Woodlands-adjacent quality at a lower price point. If you are buying, refinancing, or investing in Spring, you need a loan officer who covers everything from FHA and VA to bank statement and DSCR 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.
Spring has a population of 70,000 and sits in the north Houston corridor directly adjacent to The Woodlands. Buyers who want the north Houston lifestyle without The Woodlands price tag are finding what they need in Spring. The median home price sits around $310,000, roughly $100,000 less than comparable homes in The Woodlands.
Spring ISD and Klein ISD serve the area, both well-regarded in the Houston metro. I-45, the Hardy Toll Road, and the Grand Parkway give Spring residents multiple routes into Downtown Houston, the Energy Corridor, and north Houston employers. Old Town Spring adds a unique shopping and dining district that most suburbs lack. Commercial development along the I-45 corridor continues to grow, bringing jobs and services closer to residents.
Spring covers a range of neighborhoods, price points, and property types. Here is a quick look at some of the most active areas.
Established neighborhood with mature trees and larger lots. A quieter feel with proximity to Spring Creek greenway trails. Homes typically range from $280,000 - $400,000.
Newer master-planned community with modern amenities, community pool, and walking trails. Growing fast with active new construction. Homes typically range from $300,000 - $420,000.
Served by Klein ISD. A mix of established and newer neighborhoods offering a range of price points and lot sizes. Popular with families for the school district. Homes typically range from $250,000 - $380,000.
Family-friendly community with trails, parks, and a community pool. Well-maintained common areas and an active HOA. Homes typically range from $320,000 - $450,000.
Close to I-45, practical for downtown commuters. Lower price point makes it accessible for first-time buyers and investors. Homes typically range from $230,000 - $320,000.
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 Spring.
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 Spring. 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. Relevant for higher-end Spring properties in Spring Trails and newer communities. 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 Spring 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.
Most Spring addresses fall in Harris County, which opens access to several down payment assistance programs.
Harris County DPA offers up to $25,000 forgivable after 5 years for first-time buyers with 620 or higher credit. TSAHC is a statewide program that provides grants and forgivable loans for first-time and repeat buyers. The Homes for Texas Heroes program covers teachers, police, fire, EMS, and veterans.
I determine which programs apply to your specific Spring address during pre-approval. See the full down payment assistance breakdown.
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. Down payment assistance programs in Harris County can reduce or eliminate your out-of-pocket cost. I can tell you what applies to your specific situation.
Spring is in Harris County with Spring ISD and Klein ISD. The effective tax rate is approximately 2.2% to 2.6%. MUD taxes may apply in newer developments, adding to the total rate.
Yes. Many self-employed borrowers in Spring 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.
Spring ISD and Klein ISD serve the Spring area. Which district your home falls in depends on your specific address. Both are well-regarded districts in the Houston metro.
The median home price in Spring is approximately $310,000 as of early 2026. Prices range from around $230,000 near I-45 to $450,000 in newer master-planned communities like Spring Trails and Windrose.
Spring has strong rental demand driven by proximity to The Woodlands and major north Houston employers. DSCR loans qualify based on the property's expected rental income, not your personal income. There is no limit on the number of properties you can finance this way. Learn more about DSCR loans.
Yes. FHA loans and down payment assistance programs both work in Spring. Harris County DPA offers up to $25,000 forgivable after 5 years, and TSAHC offers statewide grants for first-time and repeat buyers. Learn more about first-time homebuyer programs.
Spring offers a lower price point with similar north Houston access. HOAs tend to be less restrictive in some Spring neighborhoods. The Woodlands has more established amenities and higher home values. Spring is where buyers find comparable quality of life for less money. Many Spring residents use The Woodlands amenities, shopping, and dining without paying The Woodlands prices.
Call me at 832-997-1527 or fill out the form below. I respond the same day.