Last updated February 2026
From conventional and FHA to jumbo, DSCR, and bank statement loans, Brandon Huynh helps buyers and investors in The Woodlands find the right loan for their specific situation.
Get Pre-QualifiedToi noi tieng Viet. The Woodlands has a growing Vietnamese community, and I work with buyers in their language from application through closing. Learn more about Vietnamese mortgage service.
The Woodlands is one of the most sought-after communities in the greater Houston metro, a master-planned community spanning approximately 28,500 acres in Montgomery County, with Creekside Park extending into Harris County. Built around a network of parks, greenbelts, and waterways, it has grown from a planned development into a destination in its own right, with its own Town Center, corporate campus district, and hospital system.
Home prices in The Woodlands are among the highest in the Houston area. The median sale price ranges from $500,000 to $650,000 depending on the village and property type, with luxury estates in Grogan's Point and portions of Sterling Ridge regularly exceeding $1 million to $3 million. A substantial share of homes in The Woodlands require jumbo financing, which sits above the 2026 conforming loan limit of $806,500.
The Woodlands is governed by The Woodlands Township, a special-purpose government district, not an incorporated city. This affects how property taxes are structured and collected. Most of The Woodlands sits within Montgomery County, with Creekside Park in Harris County.
Major employers with a significant presence in or near The Woodlands include Hewlett Packard Enterprise, Chevron, ExxonMobil, Huntsman Corporation, McKesson, Aon Hewitt, and the St. Luke's Health and Memorial Hermann health systems. Corporate relocation demand consistently supports the rental market and keeps inventory competitive.
The Woodlands is organized into distinct villages, each with its own character, price range, and proximity to amenities.
The newest and fastest-growing village, located in Harris County rather than Montgomery County. New construction from Toll Brothers, Taylor Morrison, and David Weekley. Good connectivity to Highway 249 and the Grand Parkway. Homes typically range from $500,000 - $1,200,000.
One of the most desirable villages, known for larger lot sizes, established tree canopy, and easy access to Town Center. Luxury estates mixed with mid-range single-family. Homes typically range from $600,000 - $3,000,000+.
A large, established village with a range of home sizes and price points. One of the more accessible entry points into The Woodlands market. Proximity to Woodlands Parkway and the Creekwood area. Homes typically range from $400,000 - $800,000.
Known for good school zoning within Conroe ISD, established neighborhoods, and quieter residential streets. Mid-range to upper-mid pricing. Homes typically range from $450,000 - $900,000.
Among the earliest-developed villages. Grogan's Point includes luxury lakefront and golf course properties that regularly exceed $1.5 million. Grogan's Mill offers more affordable resale inventory. Homes typically range from $350,000 - $1,500,000+.
Near the corporate campus district with ExxonMobil, Chevron, and Hughes Landing. Strong rental demand from corporate relocations. Good DSCR investment opportunity for buyers targeting the professional tenant market.
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 The Woodlands.
Conventional loans through Fannie Mae and Freddie Mac are available up to the 2026 conforming limit of $806,500. They require 3-20% down depending on the program, standard income documentation, and a minimum 620 credit score. For most homes in The Woodlands priced under $800,000, conventional financing is the starting point for qualified buyers. Learn more about conventional loans.
A significant portion of The Woodlands homes require jumbo financing, loans above $806,500. Jumbo programs typically require 10-20% down, a 720+ credit score, and 6-12 months of cash reserves. Super jumbo programs above $2 million are available for Grogan's Point and luxury Sterling Ridge properties. For well-qualified borrowers, jumbo rates are competitive with conforming rates and sometimes better. Learn more about jumbo loans.
FHA loans are available for homes under the FHA loan limit and are a strong option for first-time buyers or buyers with limited down payment funds. The 3.5% down payment requirement and more flexible credit guidelines make FHA accessible for buyers earlier in their homebuying journey. Learn more about FHA loans.
Veterans and active service members purchasing in The Woodlands can use VA financing with no down payment and no private mortgage insurance. VA loans have no conforming loan limit for eligible borrowers with full entitlement, making them one of the strongest tools available for veterans buying in this market. Montgomery County properties are fully eligible. Learn more about VA loans.
Investors purchasing rental properties in The Woodlands can use DSCR financing without providing personal income documentation. Single-family homes rent for $2,500 to $4,500 per month depending on size, village, and proximity to Town Center. DSCR loans close in LLC name and have no limit on the number of properties financed. Montgomery County's lower effective property tax rate improves DSCR ratios relative to comparable Houston properties. Learn more about DSCR loans.
The Woodlands has a large concentration of self-employed professionals, executives, physicians, and business owners. Bank statement loans use 12 to 24 months of business or personal bank deposits instead of tax returns. These programs give self-employed buyers in The Woodlands access to financing that conventional lenders cannot provide. Learn more about bank statement loans.
For situations that do not fit conventional or FHA guidelines, visa holders, recent credit events, asset-based qualification, or income from non-traditional sources, non-QM programs provide an alternative path. The Woodlands attracts buyers from a wide range of professional and international backgrounds, and non-QM lending covers the gaps that standard programs leave. 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.
Property taxes in The Woodlands are lower than in Harris County, which is a meaningful advantage for both homebuyers and investors running DSCR calculations.
Most of The Woodlands (all villages except Creekside Park) is in Montgomery County, with an effective county property tax rate of approximately 1.7% to 1.9%. Add The Woodlands Township levy, Conroe ISD or Klein ISD, and any Municipal Utility District (MUD) taxes for newer developments, and the total effective rate typically falls between 2.0% and 2.5%.
Creekside Park is in Harris County, where the effective rate is approximately 2.3% plus any applicable MUD taxes.
On a $550,000 home in Montgomery County at 2.2% effective rate, annual property taxes are approximately $12,100, significantly less than a comparable home in Harris County's Inner Loop neighborhoods. This lower tax burden is one of the reasons The Woodlands is popular with buyers relocating from high-cost metros.
Here is what the process looks like when you work with me.
Most of The Woodlands is in Montgomery County, with a total effective property tax rate of approximately 2.0% to 2.5% when combining county, The Woodlands Township, school district (Conroe ISD or Klein ISD), and any MUD taxes. Creekside Park is in Harris County and runs slightly higher. Montgomery County's lower rate compared to Harris County is a meaningful advantage for both buyers and DSCR investors running cash flow projections.
Median home prices in The Woodlands range from approximately $500,000 to $650,000 in 2026, depending on the village and property type. Entry-level resale in Grogan's Mill and Alden Bridge starts around $380,000 to $450,000. Luxury inventory in Sterling Ridge and Grogan's Point runs $800,000 to $3 million+. A significant share of homes in The Woodlands require jumbo financing above the $806,500 conforming limit.
Yes. The Woodlands has consistent rental demand driven by corporate relocations from companies with major campus operations in the area, including Hewlett Packard Enterprise, Chevron, ExxonMobil, and McKesson. Single-family rentals command $2,500 to $4,500 per month. Montgomery County's lower property tax rate improves cash flow and DSCR ratios compared to Harris County properties at comparable price points. The corporate-heavy tenant base supports stable occupancy.
Most of The Woodlands is served by Conroe ISD, which consistently ranks among the top-performing districts in the greater Houston area. The northernmost portions of The Woodlands and Creekside Park are zoned to Klein ISD. School district zoning is village-specific and sometimes street-specific. Confirm the exact school assignment for any property before purchasing, as it can affect both buyer demand and rental desirability.
New construction in The Woodlands is primarily concentrated in Creekside Park, which is the youngest and most actively developing village. Builders including Toll Brothers, Taylor Morrison, and David Weekley have current communities in Creekside Park with pricing from $550,000 to $1.2 million+. Most other villages are fully built out with limited new construction. Builder incentives including rate buydowns and closing cost contributions are available in active communities. Ask about current programs when comparing builder financing to outside lender options.
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