Domain / North Burnet mortgages at a glance
The Domain and North Burnet area is a City-planned district of condos, townhomes and mixed-use buildings in North Austin. CapFi Lending compares more than 50 wholesale lenders for condo buyers, relocating employees and investors, including DSCR, non-warrantable condo, WVOE and foreign national loans. Some nearby addresses are in Williamson County.
Buying a home in Domain / North Burnet: what to know before you finance
Around the Domain, the building matters as much as the buyer. Most homes here are condos and townhomes in larger projects, so the lender reviews the project’s owner-occupancy, reserves, commercial space and investor concentration before it looks closely at you. Check the building first, and you’ll know which loans are realistic.
The Domain and the North Burnet area around it mix high-rise and mid-rise residential buildings with offices and retail. This page covers what that means for financing: housing types, current price context, taxes and HOA dues, and the loan programs that fit. For citywide context, see our Austin mortgage broker page.
Homes in Domain / North Burnet: housing types and what each means for your loan
The area sits in ZIP code 78758 and part of 78759. The City of Austin plans and zones most of it under the North Burnet/Gateway regulating plan, which allows dense, mixed-use development. The plan was amended in 2018 to add a CMU-Gateway zone around the Domain, and later amendments raised allowed height and density further. In practice, that means more vertical, mixed-use buildings and fewer detached houses than in most of Austin.
High-rise and mid-rise condos. These make up a large share of for-sale housing near the Domain. Every condo loan starts with a project review:
- Owner-occupancy. Buildings with a high share of investor-owned units can fall outside conventional and FHA rules.
- Reserves and budget. The lender checks whether the association is funding reserves.
- Commercial space. Ground-floor retail or office is common in mixed-use buildings, and lenders limit how much commercial space a project can have.
- Single-entity ownership and litigation. If one investor owns many units, or the association is in a lawsuit, many agency lenders will pass.
Warrantable projects fit conventional loans. FHA and VA work only in projects that meet those programs’ rules. When a building is non-warrantable, a non-warrantable condo loan can still close, usually with a larger down payment.
Townhomes. Some townhomes are fee simple and finance like houses; others are condos in disguise. The title commitment and recorded declaration tell you which.
Single-family homes in surrounding North Austin. Older subdivisions just outside the core finance like any Austin house, with the usual appraisal and inspection review.
Investor-owned units. That’s why investor concentration comes up so often in condo reviews.
North Burnet/Gateway at a glance
| Fact | What the City says |
|---|---|
| Size | About 2,300 acres |
| Boundaries | Walnut Creek (north), Metric Blvd (east), US 183 (south and southwest), Braker Lane (northwest), MoPac (west) |
| Plans | 2035 Master Plan adopted 2006; Regulating Plan adopted 2009 |
| Housing goal | Add townhomes, condos and housing above commercial space |
| Transit | CapMetro bus and commuter rail service |
Austin and Travis County prices (September 2026)
ZIP-level medians for 78758 and 78759 aren’t in the public Unlock MLS release, so the table shows the published citywide and countywide figures. Condo prices near the Domain can differ a lot from these medians; ask your agent for an MLS pull on the building or ZIP you’re shopping.
| Market | Median sale price | Change vs. Sept 2025 | Closed sales | Months of inventory | As of |
|---|---|---|---|---|---|
| City of Austin | $570,958 | +4.2% | 777 | 5.4 | September 2026 |
| Travis County | $497,400 | +2.6% | 1,031 | 5.8 | September 2026 |
| Austin–Round Rock–San Marcos metro | $421,000 | +1.4% | 2,223 | 5.4 | September 2026 |
Source: Unlock MLS, September 2026 Central Texas Housing Report (released Oct 13, 2026). Metro-wide, homes closed at an average of 92.7% of their original list price in September 2026.
In 2026 the baseline conforming loan limit for a one-unit home is $832,750 in most of the country (FHFA). Larger units or penthouses above the limit for Travis County need a jumbo loan.
Property taxes and HOA dues in Domain / North Burnet
Most of the area is inside the City of Austin and Travis County. The school district depends on the address: parts of North Austin are in Austin ISD and parts are in Round Rock ISD, so confirm the district for the exact property on the Travis Central Appraisal District record before you estimate taxes. Some addresses near the county line may also need a check with the Williamson Central Appraisal District.
The City of Austin’s adopted rate for fiscal 2026–27 is $0.579948 per $100 of taxable value. School district, county, Austin Community College and Central Health rates add to it; use the TCAD record for the full list.
Condo HOA dues near the Domain often cover building insurance, amenities, security and reserves, and they can be a large share of the monthly payment. Lenders count dues in your debt-to-income ratio or, for a rental, in the DSCR calculation. Get the current budget and any special assessments in writing before your option period ends.
North and Northwest Austin addresses: county, MUDs and protests
- County. Addresses near the Travis–Williamson line can fall in either county. That decides your appraisal district (TCAD or WCAD), tax rate and where you file a homestead exemption. Both counties have the same 2026 conforming limits: $832,750 (one unit), $1,066,250 (two), $1,288,800 (three) and $1,601,750 (four), per FHFA.
- MUDs. Addresses outside city limits can sit in a municipal utility district, which can levy its own property tax under Texas Water Code Chapter 54. The district shows on the appraisal record and adds to your escrow.
- Homestead. The school homestead exemption is $140,000, plus $60,000 more for owners 65 or older or disabled (Tax Code §11.13(b), (c)). Once it applies, §23.23 caps yearly appraised-value growth at 10%, plus new improvements.
- Protests. File by May 15 or 30 days after your notice is delivered, whichever is later (Tax Code §41.44).
Loan options that fit Domain / North Burnet
Agency loans for owner-occupants
- Conventional loans for warrantable condos, townhomes and houses.
- FHA loans and VA loans in projects that meet those programs’ requirements.
- Relocating or buying your first home? See our first-time home buyer page.
Non-QM and DSCR loans for Domain / North Burnet
- Non-warrantable condo loans for buildings with high investor concentration, commercial space or other agency issues.
- DSCR loans for condo rentals, qualifying on the unit’s rent compared with its payment, taxes, insurance and HOA dues. Austin short-term rentals need a City license.
- Bank statement loans for self-employed buyers and contractors.
- Asset depletion for buyers with large balances, such as vested stock or savings, but irregular pay.
- Foreign national and ITIN programs for buyers who live outside the U.S. or file with an ITIN.
- WVOE loans that qualify on an employer’s written verification of employment.
All of these are on our non-QM loans page. Terms vary by lender.
Which loan fits your Domain / North Burnet purchase
| If you are… | Program | How income is shown | Rental? | Notes |
|---|---|---|---|---|
| Buying a condo in a warrantable project | Conventional, FHA or VA | Standard income documents | Possible | Lender reviews the project |
| Condo in a project that fails agency review | Non-warrantable condo loan | Varies by program | Possible | Terms vary by lender |
| Paid in salary plus RSUs or bonus | Conventional or jumbo | Pay stubs, W-2s and vesting history | Possible | How RSUs count varies by lender |
| Employer can verify income directly | WVOE loan | Written verification of employment | Possible | Non-QM option |
| Contractor or consultant | 1099 loan | 1099 forms | Possible | Not a jumbo program |
| Buying a condo to rent | DSCR loan | Rent vs. payment (HOA dues count) | Yes | Building rental caps may apply |
| Living outside the U.S. | Foreign national loan | Varies by program | Possible | Condo project review still applies |
FICO, down payment, rate and reserve requirements vary by lender. We compare them across more than 50 wholesale lenders.
Non-QM loans
- DSCR loans: qualify on rent; HOA dues count in the ratio.
- Non-warrantable condo loans: when a building fails agency review.
- WVOE loans: income verified directly by your employer.
- 1099 loans: contractor income.
- Interest-only loans: lower early payments.
- Foreign national loans: for buyers living outside the U.S..
Agency loans
Conventional, FHA and VA loans follow agency guidelines. See conventional, FHA and VA loans.
How CapFi shops more than 50 wholesale lenders for Domain / North Burnet buyers
- Building review first. We ask for the HOA questionnaire and budget before you’re deep into the option period, so we know which lenders will look at the project.
- Income path. W-2, RSUs and bonuses, self-employed, assets or rental income: we choose the documentation that shows your income most completely.
- Shop. We compare programs across more than 50 wholesale lenders, agency and non-QM, and show you the options side by side. Any rate we quote comes with its APR.
- Close. We manage the condo certification, appraisal and underwriting conditions through closing.
Agency loan costs
No lender fees on agency loans (conventional, FHA, VA). Third-party costs may apply.
Domain / North Burnet home loan FAQs
Can I get a loan for a high-rise condo near the Domain?
Usually, yes. The lender reviews the condo project first: owner-occupancy ratio, reserves, commercial space and any investor concentration. Warrantable projects fit conventional loans. Non-warrantable projects can still close with a non-QM condo loan, typically with a larger down payment. CapFi checks the project before you write an offer.
What makes a Domain-area condo non-warrantable?
Common reasons are a high share of investor-owned units, too much commercial space, low reserves, one entity owning many units, or pending litigation. Any one can push a project outside conventional and FHA rules. A non-warrantable condo loan can still finance the unit, with terms that vary by lender.
Which school district serves homes near the Domain?
It depends on the address. Parts of North Austin are in Austin ISD and parts are in Round Rock ISD, and the line doesn’t follow ZIP codes. Check the exact property on the Travis Central Appraisal District record and confirm with the district before you rely on it.
Can I buy a Domain condo as a rental?
Yes, with a DSCR loan or a conventional investment loan. A DSCR loan qualifies on the unit’s rent compared with its payment, taxes, insurance and HOA dues. Check the association’s leasing rules, and for short stays, City of Austin STR licensing, before you count on rental income.
Can I use RSU or bonus income to buy near the Domain?
Often, yes. Lenders look at your vesting and bonus history and whether the income is likely to continue. If the history is short but your balances are large, an asset depletion loan may count savings or vested shares as income instead. Rules vary by lender and program.
Do HOA dues affect how much I can borrow?
Yes. HOA dues count in your monthly housing payment, so higher dues lower the loan amount you qualify for. On a rental, dues reduce the DSCR. Get the current budget, the dues and any special assessments early, and we’ll run your numbers with the real figures.
Can I short-term rent a condo near the Domain?
Sometimes, within City caps that depend on the building. In a multifamily building, one operator may license the greater of one unit or 10% of units; on a mixed-use site with four or more homes and commercial space, the cap is the greater of one or 25%. The HOA must allow it too, and DSCR lenders vary on STR income.
How large is the North Burnet/Gateway district around the Domain?
About 2,300 acres, per the City, bounded by Walnut Creek, Metric Boulevard, US 183, Braker Lane and MoPac. The City’s plans call for townhomes, condos and housing above commercial space, so many purchases here are condos. That means project reviews matter as much as your own approval.
Which appraisal district handles a home north of the Domain?
TCAD or WCAD, depending on which county the address is in, so check TCAD and WCAD records before you budget. The county sets your appraisal district, tax rate and where you file a homestead exemption. It doesn’t change the 2026 conforming limit, though: FHFA lists $832,750 for a one-unit home in both counties.
What is a MUD, and could one appear on a Northwest Austin tax bill?
A municipal utility district is a local district that can levy property tax for water, sewer and drainage under Texas Water Code Chapter 54. Some addresses outside Austin’s city limits are in one. It shows on the appraisal record, and your lender adds it to escrow, so check before you set a price ceiling.
Can I protest the appraised value on my Domain-area home?
Yes. Under Tax Code §41.44, file by May 15 or 30 days after your notice is delivered, whichever is later, with TCAD or WCAD depending on the county. Once you have a homestead exemption, §23.23 limits yearly appraised-value growth to 10%, plus new improvements. Lower taxes also improve a rental’s DSCR.
Can I buy near the Domain on a job offer before I start work?
Possibly. Some lenders accept a signed, non-contingent offer letter for a job that starts soon after closing, and they may want extra reserves until the first pay stub. A WVOE loan, where your employer verifies income in writing, is another path once you’re on payroll. Rules vary by lender.
Can a buyer living abroad purchase a Domain-area condo?
Yes, with a foreign national loan built for borrowers outside the U.S. The condo project still has to pass the lender’s review, and non-warrantable buildings narrow the field. Down payment and documentation rules vary by lender, so we match the building to lenders that accept it.
Can I get an interest-only loan on a Domain condo rental?
Yes, from some non-QM lenders. An interest-only period lowers the early payment, which can help a DSCR calculation because the ratio uses that payment, though HOA dues still count. The building still has to pass project review. Interest-only terms and limits vary by lender.
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Call or text (512) 593-1336, Monday through Saturday, 9 AM to 7 PM, or visit our office by appointment in Austin. You’ll talk with me or my partner Clay Wilson, not a call center. Rated 4.9 on Google (81 reviews) · 5.0★ on Zillow (16) · 100% recommend on Facebook (42).
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This is not a commitment to lend. All loans are subject to credit approval, underwriting and property eligibility. Program terms vary by lender and can change.
Sources (checked Oct 23, 2026)
- https://www.austintexas.gov/planning/north-burnetgateway (North Burnet/Gateway plan)
- https://services.austintexas.gov/edims/document.cfm?id=297297 (Ordinance 20180412-051: CMU-Gateway zone)
- https://services.austintexas.gov/edims/document.cfm?id=438887 (later regulating plan amendment)
- https://www.unlockmls.com/news/september-2026-central-texas-housing-report
- https://www.fhfa.gov/news/news-release/fhfa-announces-conforming-loan-limit-values-for-2026
- https://traviscad.org/ ; https://www.wcad.org/
- https://www.austintexas.gov/budget-excellence/tax-rates
- City of Austin Planning, “North Burnet/Gateway,” https://www.austintexas.gov/planning/north-burnetgateway, accessed Oct 25, 2026.
- City of Austin, “Short-Term Rentals,” https://www.austintexas.gov/department/short-term-rentals, accessed Oct 25, 2026.
- FHFA, 2026 full county conforming loan limit list (Travis County and Williamson County rows), https://www.fhfa.gov/data/conforming-loan-limit, accessed Oct 25, 2026.
- Travis Central Appraisal District, https://traviscad.org/, accessed Oct 25, 2026.
- Williamson Central Appraisal District, https://www.wcad.org/, accessed Oct 25, 2026.
- Texas Water Code Chapter 54 (municipal utility districts), https://statutes.capitol.texas.gov/Docs/WA/htm/WA.54.htm, accessed Oct 25, 2026.
- Texas Comptroller, “Property Tax Exemptions” (§11.13(b) and (c) school homestead amounts), https://comptroller.texas.gov/taxes/property-tax/exemptions/, accessed Oct 25, 2026.
- Texas Tax Code §23.23 (homestead appraisal cap) and §41.44 (protest deadline), https://statutes.capitol.texas.gov/Docs/TX/htm/TX.23.htm and https://statutes.capitol.texas.gov/Docs/TX/htm/TX.41.htm, accessed Oct 25, 2026.