FHA Loans
FHA loans in Dallas, TX: 2026 limits and what buyers actually pay
Updated November 13, 2026
Reviewed by:
Head of Growth at TurboHome
Agent, Texas · Texas Realtor® License #674075
10.2% of Dallas home sales with a recorded financing type closed with an FHA loan from May through October 2026, against 11.0% a year earlier. FHA buyers paid a median $285,000, against $472,500 citywide, and the 2026 FHA loan limit for a one-unit home in Dallas County is $563,500. FHA offers did not lose on price: the median FHA closing came in at exactly list (100.00%), while the median cash closing came in at 95.77% of list. FHA homes sat a median 35 days on market, against 26 for cash.
TurboHome Market Analysis · 4,919 closings · May 1 to Oct 31, 2026 · Last updated November 13, 2026
This guide answers two questions with local data: can you buy a home in Dallas with an FHA loan, and how do FHA offers fare against cash. It uses 4,919 single-family, condo and townhouse closings in our MLS feed from May 1 to October 31, 2026, of which 4,899 (99.6%) recorded a single financing type.
What is the FHA loan limit in Dallas?
The 2026 FHA loan limit for a one-unit home in Dallas County is $563,500, according to HUD's FHA mortgage limits lookup (checked November 13, 2026). 58.0% of Dallas closings from May through October 2026 were priced at or under that figure. That is a little under three in five closings. Dallas County's limit sits above the national floor of $541,287 rather than at it, and the median FHA buyer, at $285,000, paid far less than either.
Nationally, the 2026 FHA one-unit limit runs from a floor of $541,287 in lower-cost areas to a ceiling of $1,249,125 in high-cost areas. For comparison, the 2026 conforming loan limit is $832,750, with a high-cost ceiling of $1,249,125.
The limit caps the loan amount, not the price. A buyer can pay more than the limit with a larger down payment, so the share of homes priced at or under it understates what FHA can reach.
The FHA rules that decide whether you qualify, from HUD Handbook 4000.1 (checked November 13, 2026):
- Down payment and credit score: at least 3.5% down with a credit score of 580 or higher, and at least 10% down with a score from 500 to 579. Scores under 500 are not eligible.
- Upfront mortgage insurance: 1.75% of the base loan amount.
- Annual mortgage insurance on loans longer than 15 years: 0.50% to 0.55% of the loan a year for base loan amounts up to $726,200, and 0.70% to 0.75% above that, depending on the down payment. With less than 10% down it lasts for the life of the loan; with 10% or more down, 11 years.
- Seller and agent credits: interested parties, including the seller and real estate agents, can contribute up to 6% of the sales price toward closing costs, prepaid items and discount points, but not toward the minimum down payment.
How many buyers in Dallas actually use an FHA loan
4,899 of 4,919 Dallas closings from May through October 2026 (99.6%) recorded a single financing type. Of those, 10.2% used an FHA loan (500 closings), against 11.0% in the same months of 2025. Cash paid for 30.3% of closings, up from 28.6%, and VA for 2.8%, up from 2.5%, while FHA and conventional loans (52.4%, from 53.3%) slipped. The gap between FHA buyers and the market as a whole is the Dallas story: the median FHA buyer paid $285,000 against $472,500 citywide, about 60 cents on the citywide dollar.
| Financing | Share, May to Oct 2026 | Share, May to Oct 2025 |
|---|---|---|
| FHA | 10.2% | 11.0% |
| VA | 2.8% | 2.5% |
| Cash | 30.3% | 28.6% |
| Conventional | 52.4% | 53.3% |
FHA buyers paid a median $285,000, against $284,999 in the same months of 2025. The citywide median was $472,500, up 5.1% from $449,400, and the median home sold in 29 days, against 31 a year earlier.
Where FHA buyers are closing in Dallas
| Neighborhood | Closings | FHA | VA | Cash | Median price | Median FHA price |
|---|---|---|---|---|---|---|
| Lower Greenville | 225 | 0.4% | 0.4% | 35.6% | $879,000 | $308,500 |
| Pleasant Grove | 98 | 29.6% | 7.1% | 29.6% | $218,000 | $269,900 |
| Midway Hollow | 90 | 0% | 0% | 36.7% | $1,132,500 | - |
| Turtle Creek | 76 | 0% | 0% | 67.1% | $665,000 | - |
| East Village | 70 | 0% | 5.7% | 17.1% | $565,000 | - |
| Shiloh Terrace | 70 | 21.4% | 1.4% | 15.7% | $279,000 | $279,000 |
| Uptown | 66 | 0% | 1.5% | 45.5% | $740,000 | - |
| Lakewood | 62 | 0% | 3.2% | 33.9% | $1,617,000 | - |
| Greater Casa View | 60 | 20.0% | 3.3% | 20.0% | $263,000 | $289,500 |
| North Oak Lawn | 59 | 1.7% | 1.7% | 35.6% | $525,000 | $380,000 |
| Buckner Terrace | 57 | 35.1% | 3.5% | 17.5% | $375,000 | $395,000 |
| Bent Tree | 55 | 3.6% | 0% | 40.0% | $885,000 | $465,500 |
| Knox / Henderson | 55 | 0% | 0% | 58.2% | $505,000 | - |
| White Rock Valley | 49 | 0% | 0% | 18.4% | $659,000 | - |
FHA money in Dallas sits in a handful of neighborhoods. Buckner Terrace had the highest FHA share of the 14 listed (35.1%), followed by Pleasant Grove (29.6%), Shiloh Terrace (21.4%) and Greater Casa View (20.0%), all with medians from $218,000 to $375,000.
In Turtle Creek, Uptown and Knox / Henderson, where a third to two thirds of buyers paid cash, FHA money did not appear at all in six months. Midway Hollow, East Village, Lakewood and White Rock Valley also recorded no FHA closings, so 7 of the 14 listed neighborhoods had none. Buckner Terrace at 35.1% FHA and Uptown at zero sit at opposite ends of the same city.
Lower Greenville, the busiest neighborhood with 225 closings and a median of $879,000, had an FHA share of 0.4%, at a median FHA price of $308,500.
FHA by price range in Dallas
| Price range | Closings | FHA | VA | Cash |
|---|---|---|---|---|
| Under $300K | 1,531 | 18.9% | 2.9% | 36.0% |
| $300K to $500K | 1,038 | 18.8% | 4.5% | 20.8% |
| $500K to $750K | 921 | 1.6% | 2.8% | 30.3% |
| $750K to $1M | 506 | 0% | 1.6% | 24.9% |
| $1M to $1.5M | 395 | 0% | 1.8% | 28.9% |
| $1.5M and up | 508 | 0% | 0.6% | 39.2% |
Almost all Dallas FHA money is under $500,000: 18.9% of closings under $300,000 and 18.8% from $300,000 to $500,000 used FHA, against 1.6% from $500,000 to $750,000 and none above $750,000. Cash is strong at both ends, with 36.0% of closings under $300,000 and 39.2% at $1.5 million and up.
Do sellers accept FHA offers in Dallas?
Here is how Dallas closings compared by how the buyer paid. The closed sales show what each group paid and how long the home sat on the market, not why a seller picked one offer over another.
| Financing | Closings | Median price | Median days on market | Median sale-to-list | Closed above asking | Closed below asking |
|---|---|---|---|---|---|---|
| FHA | 499 | $285,000 | 35 | 100.00% | 27.7% | 37.1% |
| Conventional | 2,544 | $590,000 | 29 | 98.23% | 15.3% | 66.4% |
| Cash | 1,479 | $477,000 | 26 | 95.77% | 10.8% | 79.8% |
| VA | 134 | $372,500 | 40 | 99.65% | 19.4% | 53.0% |
FHA did not lose on price in Dallas. The median FHA closing came in at exactly list (100.00%), and 27.7% of FHA closings went above asking, nearly three in ten, against 10.8% of cash closings, about one in nine. The median cash closing came in at 95.77% of list, and 79.8% of cash closings went below asking: cash buyers bought the discounts.
FHA homes took longer to sell, a median 35 days against 26 for cash and 29 for conventional loans. FHA buyers were also shopping a cheaper part of the market, a median $285,000 against $477,000 for cash, which is part of the explanation. The closings show what each group paid, not that sellers prefer FHA.
Condos and FHA in Dallas
12.2% of Dallas's single-family closings and 1.2% of its condo closings used an FHA loan. Of the FHA closings, 95.0% were single-family homes and 1.8% condos. Dallas FHA buyers bought houses: 95.0% of FHA closings were single-family homes and 1.8% condos, and only 1.2% of condo sales used FHA.
FHA insures a condo loan only when the unit is in an FHA-approved condominium project, meets FHA's site condominium definition or has completed FHA's Single-Unit Approval (HUD Handbook 4000.1), so ask your lender to check the building before you write an offer.
What this means for your offer in Dallas
In Dallas, an FHA offer is most realistic under $500,000 and in neighborhoods where FHA buyers already close, such as Buckner Terrace, Pleasant Grove, Shiloh Terrace and Greater Casa View. In Uptown, Turtle Creek and Knox / Henderson you would be up against a cash-heavy field that recorded no FHA closings in six months.
Plan to pay close to list: the median Dallas FHA buyer paid exactly list, and 27.7% paid more. Plan for a longer wait too, a median 35 days on market for FHA homes against 26 for cash.
Freddie Mac's weekly survey put the average 30-year fixed rate at 7.11% on November 12, 2026, down from 7.18% the week before and up from 6.24% a year earlier. FHA quotes differ from that average, so compare an FHA quote with a conventional one with mortgage insurance included.
TurboHome's own Texas buyers took a median 31 days from accepted offer to closing on a conventional loan (closings November 1, 2025 to October 31, 2026; Texas is a small sample of 37 closings with a recorded financing type). Our own FHA closings are too few to report a median. The median TurboHome buyer refund in Texas was $5,697, also from that small sample. On an FHA purchase, a cash credit at closing counts toward HUD's 6% limit on interested party contributions and can pay closing costs, prepaid items and discount points, but not the 3.5% down payment.
Before a TurboHome buyer writes an offer, their agent runs a comparable-based valuation of the home and an AI offer-acceptance prediction, so the offer price rests on recent sales of similar homes rather than a citywide average. See also how much over asking Dallas buyers pay.
Methodology
Source: TurboHome's MLS closings data (our MLS feed), closings from May 1 to October 31, 2026, compared with May 1 to October 31, 2025.
Filters: single-family homes, condos and townhouses only; closings under $50,000 excluded. Financing shares use only closings where the MLS buyer-financing field carries a single value: 4,899 of 4,919 Dallas closings (99.6%). The financing mix counts every closing with a single recorded financing type. The table comparing financing types also requires a recorded days on market from 0 to 730 days, which drops a few listings per city, so its FHA count and median can differ slightly from the financing mix. Neighborhoods are those with at least 20 such closings. Prices, days on market and sale-to-list ratios are medians.
Coverage: Buyer financing is not reported in every MLS. San Francisco, Houston and Katy have almost no buyer-financing data (8% of San Francisco closings carry a financing code, and under 1% of Houston closings), and in Los Angeles and Pasadena the closings with a financing code skew far cheaper than those without one ($845,000 against $1,450,000 in Los Angeles). We left those cities out of this series rather than publish a biased share. Sacramento is left out because its sample is too small.
FHA loan limits: the Dallas County one-unit limit is from HUD's FHA mortgage limits lookup (FHA Forward, CY2026), checked November 13, 2026. These are the 2026 limits. HUD announced them in December 2025, and they apply to FHA case numbers assigned January 1 through December 31, 2026, so expect new figures for 2027. National floor and ceiling: NAR (December 11, 2025) and NAHB. Conforming limits: Rocket Mortgage (updated January 5, 2026).
FHA rules: HUD Handbook 4000.1, last revised November 26, 2025, checked November 13, 2026; annual mortgage insurance rates from Mortgagee Letter 2023-05. Mortgage rate: Freddie Mac Primary Mortgage Market Survey, November 12, 2026.
TurboHome figures: TurboHome's own closings over $50,000 from November 1, 2025 to October 31, 2026. Our own FHA and VA closings are too few to report as medians.
Notes for Dallas:
- The financing mix counts 500 FHA closings and the by-financing comparison 499; we print both as they came from our feed rather than adjust either.
- Houston is a TurboHome market, served by our licensed Texas agents, but it is not in this series because under 1% of Houston closings in our MLS feed carry a buyer-financing type.
FAQ
What is the FHA loan limit in Dallas in 2026?
$563,500 for a one-unit home. Dallas is in Dallas County, and that is HUD's 2026 FHA limit for the county (checked November 13, 2026); 58.0% of Dallas closings from May through October 2026 were priced at or under it. The limits apply to FHA case numbers assigned in 2026 and are expected to change for 2027.
How many Dallas home buyers use an FHA loan?
10.2% of Dallas closings with a recorded financing type used an FHA loan from May through October 2026 (500 closings), against 11.0% in the same months of 2025. FHA buyers paid a median $285,000, against $472,500 citywide.
Do sellers in Dallas accept FHA offers?
Yes. Dallas FHA closings came in at a median 100.00% of the asking price on 499 FHA closings from May through October 2026, and 27.7% went above asking, against 95.77% and 10.8% for cash. FHA homes took a median 35 days to sell, against 26 for cash. The closings show what each group paid, not why a seller chose an offer.
Can I use a buyer's agent rebate with an FHA loan?
Usually yes, as a credit toward closing costs. HUD's FHA handbook (4000.1, last revised November 26, 2025, checked November 13, 2026) counts real estate agents and sellers as interested parties, and together they can contribute up to 6% of the sales price toward your origination fees, other closing costs, prepaid items and discount points. Those contributions cannot pay the 3.5% minimum down payment, and anything above 6% or above your actual costs is treated as an inducement that lowers the price your loan is based on, so tell your lender about the rebate early.
Can I get cash back when I buy a house in Dallas?
Yes. TurboHome is a flat-fee buyer's brokerage serving Dallas: it charges a flat fee instead of a percentage commission and refunds the rest of the buyer-side commission to you at closing, where it can go toward your closing costs. See how to get cash back when you buy a house, which also compares other ways to get it.
Related guides
- FHA loans by city
- How much over asking to offer in Dallas
- Days on market in Dallas
- Closing costs in Dallas
- Price per square foot in Dallas
- Condo vs house prices in Dallas
- HOA fees in Dallas
- Property taxes in Dallas
- Dallas-Fort Worth home buying guides
- Texas home buying guides
- How to get cash back when you buy a house
- Answers on commissions and rebates
- What TurboHome costs
About the Author
Vinura Abeysundara
Vinura Abeysundara is a real estate and growth professional with experience scaling homebuying platforms across Canada and the United States. Formerly Head of Growth at Zown, he now works with TurboHome and writes about homebuyer savings, flat-fee real estate, commissions, and technology in real estate.
View Vinura on LinkedInAbout Jake Shuler
Agent, Texas
Jake Shuler is a Texas REALTOR® with more than 10 years of real estate experience and over 200 successful transactions. As an agent at TurboHome, he helps buyers navigate the Texas housing market and writes about homebuying, negotiations, local market trends, and ways buyers can save throughout the process.
View Jake's profile