Mortgage broker in The Woodlands, TX.
Conventional, FHA, VA, USDA, Jumbo, and Non-QM lending across Greater Houston. Same loan officers from soft-pull pre-qualification to clear-to-close.
- Local Greater Houston lender — fast pre-qualification, no surprises
- Conventional, FHA, VA, USDA, Jumbo, and Non-QM under one roof
- Texas-only focus. Q Mortgage LLC, NMLS #2567464
The Woodlands mortgage market at a glance
- Conforming limit
- $806,500
- 2026
- FHA single-family
- $556,150
- Montgomery County
- Population
- 117,000
- 2024
Mortgages, built around The Woodlands.
The Woodlands is one of Greater Houston's most established master-planned communities, and its housing market reflects that reputation. Buyers here are often relocating for jobs with major employers like ExxonMobil or Howard Hughes Corporation, or upgrading within the community after years in the area. Q Mortgage (NMLS #2567464) is a Texas-only mortgage broker that works the Montgomery County market daily — so when you're buying near Hughes Landing or in the Creekside Park village, you get a loan officer who already knows the landscape.
How much home can you afford in The Woodlands?
Adjust the inputs to see your max purchase price, target monthly payment, and front-end/back-end DTI. Tied to the same calc engine our loan officers use.
Gross household income
Cards, auto, student loans
Cash you have available
Texas avg ~2.0%
36% = conservative, 43% = QM, 50% = aggressive
- Principal & interest
- $1,639.80
- Property tax
- $496.49
- Home insurance
- $150.00
- PMI
- $113.71
- Front-end (housing)
- 30.3%
- Back-end (housing + debts)
- 36.0%
- Loan amount
- $272,897
- LTV at origination
- 91.6%
- Cash to close (est.)
- $33,937
Enter your contact info to download the PDF summary.
Estimate only. Lenders evaluate credit score, employment history, asset reserves, and loan program in addition to DTI. Cash-to-close uses a 3% closing-cost estimate; actual closing costs vary by lender, title, and county.
The The Woodlands market in context.
The Woodlands sits in Montgomery County, which carries its own loan limit structure separate from Harris County. The 2025 conforming loan limit here is $806,500, and the FHA single-family limit comes in at $556,150. Home prices across The Woodlands span a wide range — from attached townhomes aimed at first-time buyers to large single-family homes well above the conforming ceiling. That spread means buyers in this market often face a real choice between conforming, jumbo, and government-backed financing depending on which village or price point they're targeting. Montgomery County's growth has kept buyer competition steady across most price bands, making it important to have your financing dialed in before you make an offer.
Every loan program we close, available across Greater Houston.
Because a significant share of The Woodlands home prices push above $806,500, jumbo loans are a practical reality for many buyers here. For purchases that land at or under the conforming limit, conventional financing backed by Fannie Mae or Freddie Mac is often the most straightforward path. FHA loans — with a Montgomery County limit of $556,150 — remain a solid option for buyers targeting entry-level neighborhoods or townhome segments where prices fall within that range. VA loans are available up to $806,500 for eligible veterans and active-duty service members with full entitlement. For buyers comparing villages and price points, Q Mortgage can walk through which program structure actually saves you money at closing and over the life of the loan.
Government-backed
FHA Loans
Low down payment, flexible credit. Great for first-time buyers.
Learn moreVA Loans
Zero-down financing for veterans, active duty, and surviving spouses.
Learn moreUSDA Loans
Zero-down for rural and suburban-eligible properties.
Learn moreFirst-Time Home Buyer
Programs and guidance for your first purchase.
Learn moreDown Payment Assistance
TX grants and second-lien programs to bridge the down-payment gap.
Learn more1% Down Programs
Special programs that close with as little as 1% from you.
Learn moreZero Down Programs
Pathways to a zero-down purchase via VA, USDA, or lender credits.
Learn more100% Financing
100% LTV options for qualifying borrowers.
Learn moreConventional
Conventional Loans
Standard 3% to 20% down loans backed by Fannie/Freddie.
Learn moreJumbo Loans
Above-conforming financing for higher-priced homes.
Learn moreFixed-Rate Mortgage
Lock the same rate for 15 or 30 years.
Learn moreAdjustable-Rate Mortgage
Lower intro rate for buyers who plan to move or refi.
Learn more30-Year Mortgage
Most-common loan term for primary residences.
Learn moreRefinance & equity
Refinance Overview
Find the right refi structure for your equity + rate goals.
Learn moreRate-and-Term Refinance
Lower your rate or shorten your term.
Learn moreCash-Out Refinance
Tap equity for renovations, debt consolidation, or investment.
Learn moreHELOC
Revolving credit line tied to your home equity.
Learn moreHome Equity Loan
Fixed-rate second lien against your TX home equity.
Learn moreSpecialty programs
Rent-to-Own
Lease-to-purchase pathway for buyers who need time.
Learn moreNew Construction
Financing for spec, semi-custom, and custom new builds.
Learn moreConstruction & Renovation
Single-close construction or renovation financing.
Learn moreLand Loans
Acquire raw or improved land for future construction.
Learn moreMedical Professional
Physician/MD/DO programs with relaxed DTI + student-loan handling.
Learn moreITIN Loans
Financing for borrowers without an SSN using an ITIN.
Learn moreTip Worker Loans
Income-qualification using documented tip income.
Learn moreNon-QM & investor
Bank Statement Loans
12- or 24-month bank statements in lieu of tax returns.
Learn moreP&L Loans
CPA- or borrower-prepared P&L for self-employed income.
Learn more1099 Loans
Qualify on 1099 income instead of W-2 or returns.
Learn moreAsset Depletion
Qualify using verified assets converted to monthly income.
Learn moreDSCR (Investor)
Qualify the property — no personal income docs required.
Learn moreFix-and-Flip
Short-term acquisition + rehab financing for flippers.
Learn moreBridge / Hard Money
Short-term financing to bridge purchase and permanent loan.
Learn morePortfolio / Blanket
Single loan across multiple investment properties.
Learn moreShort-Term Rental
Financing structured around STR / Airbnb income.
Learn moreForeign National
TX financing for non-US-citizen / non-resident borrowers.
Learn moreExpanded Program
Catch-all Non-QM for scenarios outside standard guidelines.
Learn moreThe Woodlands mortgage FAQs
What is the conforming loan limit for The Woodlands, TX?
Do I need a jumbo loan to buy in The Woodlands?
Can I use an FHA loan to buy in The Woodlands?
Are VA loans available for homes in The Woodlands?
Can I refinance my existing mortgage in The Woodlands through Q Mortgage?
Why use a mortgage broker instead of going directly to a bank in The Woodlands?
Ready to get pre-qualified in The Woodlands?
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