Mueller mortgages at a glance
Mueller mixes market-rate homes with deed-restricted affordable homes, and the two finance differently. CapFi Lending compares more than 50 wholesale lenders, checks whether each accepts Mueller’s affordability agreements, and covers condos, townhomes and rentals. Self-employed buyers can also look at bank statement, P&L and DSCR loans.
Buying a home in Mueller: what to know before you finance
Most Mueller homes finance like any Austin home. The exceptions are the affordable homes, which carry a recorded restrictive covenant and resale terms the lender must accept, and the condos, which need a project review. Know which kind of Mueller home you’re buying first, then pick a lender that’s comfortable with it.
Mueller is a distinctive place to buy in Austin. This page covers the housing types, what each means for a loan, current price context, taxes and association dues, and the loan programs that fit. For the rest of the city, see our Austin mortgage broker page.
Homes in Mueller: housing types and what each means for your loan
Mueller is a master-planned community built on the site of Austin’s former municipal airport, in ZIP code 78723. Catellus is the master developer. The neighborhood mixes single-family homes, row homes, condos and apartments, and it includes an affordable homes program.
Market-rate single-family homes and row homes. These are fee-simple homes inside a master property owners association. They finance with conventional, FHA, VA or, at higher prices, jumbo loans. The lender will want the association dues and any transfer fees, which show up in your payment estimate.
Condos. Mueller’s condo buildings get a project review before approval: owner-occupancy ratio, reserves, insurance, commercial space and any litigation. Warrantable projects fit conventional loans, and FHA or VA works when the project meets those programs’ rules. If a building is non-warrantable, a non-warrantable condo loan may still work. We request the HOA questionnaire early so you know before your option period ends.
Mueller affordable homes. The Mueller Affordable Homes Program aims to keep 25 percent of all homes in the community affordable, according to the program’s FAQ. Key points from that FAQ that affect financing:
- Income certification comes first. Buyers apply through HomeBase, the program administrator, and get an Income Certification Letter of Eligibility. That letter is valid for six months or until you sign a contract, whichever comes first.
- Income and asset limits. New for-sale homes are mainly offered to households earning at or below 80% of Austin’s Median Family Income, with some at or below 120%. Resales go to households at 80%, 100% or 120% MFI. The program also sets a combined household asset limit of $500,000.
- Owner-occupancy. The home must be the buyer’s residence. Gifts from family are limited to 20% of the purchase price.
- Recorded restrictions. Each home carries a Declaration of Restrictive Covenant and a Purchase Option and Right of First Refusal that set resale terms. Appreciation is shared between the owner and the Mueller Foundation.
- Two separate approvals. Program eligibility and mortgage approval are different steps. You’ll need a pre-qualification letter from a lender as part of the program process.
The lender has to read and accept those recorded documents. Not every lender will, which is the main reason Mueller affordable buyers benefit from a broker who can find one that does.
Mueller Affordable Homes rules your lender will read
Per the program’s FAQ dated June 1, 2026 (confirm current terms with the program):
| Rule | What the program FAQ says |
|---|---|
| Affordability period | 30 years from closing; renews for another 30 unless you give written notice |
| Appreciation at resale | Fixed 2% simple appreciation per year on the affordable price |
| Refinancing | Needs prior notice to and approval from the Mueller Foundation; a nominal fee may apply |
| Leasing | Needs advance Foundation approval |
| Outside lenders | Must review the affordability agreements and confirm in writing they can fund |
| Co-signers | Non-occupant co-signers don’t need income certification |
| Stewardship fee | $250 a year ($25 a month if paid monthly) |
Austin and Travis County prices (September 2026)
ZIP-level medians for 78723 aren’t in the public Unlock MLS release, so the table shows the published citywide and countywide figures. Ask your agent for an MLS pull on 78723 and the home type you’re shopping. Affordable home prices are set separately by the builder or the Mueller Foundation, based on home type and income level.
| 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). Travis County uses that baseline limit, so a one-unit loan above $832,750 is a jumbo loan.
Property taxes and HOA dues in Mueller
Mueller homes are inside the City of Austin and are typically taxed by the City, Travis County, Austin ISD, Austin Community College and Central Health. Confirm the exact list for the address on the Travis Central Appraisal District record. The City of Austin’s adopted rate for fiscal 2026–27 is $0.579948 per $100 of taxable value; the other entities add to that.
On top of property taxes, Mueller homes pay dues to the master property owners association, and condos pay an HOA on top of that. Get the current dues and any transfer or capital fees from the resale certificate, and include them in your payment estimate. Lenders count them in your debt-to-income ratio.
On an affordable home, ask how the restrictive covenant affects the appraised value TCAD uses for taxes. After closing, file your homestead exemption; see the Texas Comptroller’s exemptions page.
How TCAD values a Mueller affordable home
Per the program FAQ, TCAD values an affordable home at its affordable sales price for the first full year, then at an adjusted value equal to that price plus 2% a year. Confirm current terms with the program. That keeps the tax part of your escrow more predictable than on a market-rate home.
Loan options that fit Mueller
Agency loans for owner-occupants
- Conventional loans for single-family homes, row homes and warrantable condos.
- FHA loans for buyers who want a lower down payment; condos must meet FHA project rules.
- VA loans for eligible veterans and service members.
- Buying your first home? See our first-time home buyer page.
Non-QM and DSCR loans for Mueller
- Non-warrantable condo loans when a Mueller condo project doesn’t meet agency rules.
- Bank statement and P&L loans for self-employed buyers of market-rate homes.
- Asset depletion for buyers with savings but limited monthly income.
- DSCR loans for investors buying market-rate homes or condos to rent. Affordable homes are owner-occupied, so DSCR doesn’t apply to them. Check association leasing rules before you buy a rental.
See all of these on our non-QM loans page. Terms vary by lender.
Which loan fits your Mueller purchase
| If you are… | Program | How income is shown | Rental? | Notes |
|---|---|---|---|---|
| Buying a Mueller affordable home | Conventional or FHA from a lender that accepts the agreements | Standard income documents plus program income certification | Only with Foundation approval | Lender must confirm in writing it can fund |
| Buying a market-rate condo or townhome | Conventional, FHA or VA | Standard income documents | Possible | Lender reviews the condo project |
| Self-employed, market-rate home | Bank statement or P&L loan | Deposits or a signed P&L | Possible | Terms vary by lender |
| Buying a market-rate rental | DSCR loan | Property’s rent vs. payment | Yes | HOA rules and City STR rules may limit rentals |
| Family member helping | Non-occupant co-borrower | Co-borrower’s income | No | Program gift cap is 20% of the price |
FICO, down payment, rate and reserve requirements vary by lender. We compare them across more than 50 wholesale lenders.
Non-QM loans
- Bank statement loans: 12 or 24 months of deposits.
- P&L loans: a CPA- or preparer-signed profit-and-loss statement.
- DSCR loans: market-rate rentals qualified on rent.
- Non-warrantable condo loans: when a condo project doesn’t meet agency rules.
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 Mueller buyers
- Identify the home type. Market-rate house, condo or affordable home: each sends the file down a different path.
- Read the documents early. For condos, the HOA questionnaire and budget. For affordable homes, the restrictive covenant and purchase option, so we can confirm a lender will accept them before you’re under contract.
- Shop. We compare programs across more than 50 wholesale lenders and show the options side by side. Any rate we quote comes with its APR.
- Coordinate. On affordable homes we keep the program timeline and the loan timeline in step, so your eligibility letter doesn’t lapse mid-process.
Agency loan costs
No lender fees on agency loans (conventional, FHA, VA). Third-party costs may apply.
Mueller home loan FAQs
Are Mueller affordable homes harder to finance?
Some can be. Mueller’s affordable homes carry resale and shared-appreciation terms held by a nonprofit, so the lender must review those documents before approval. Market-rate Mueller homes finance like any Austin home. CapFi checks the deed restrictions first, then matches you with one of more than 50 wholesale lenders that accepts them.
Do Mueller condos and townhomes need a special loan?
Not always. Many Mueller condos and townhomes fit conventional or FHA guidelines, but the lender reviews the HOA budget, reserves, owner-occupancy and any litigation. If a building is non-warrantable, a non-QM condo loan may work instead. CapFi pulls the HOA questionnaire early so surprises surface before your option period ends.
Who qualifies for a Mueller affordable home?
Eligibility is set by income and assets. New homes mainly go to households at or below 80% of Austin’s Median Family Income, some up to 120%, and resales to 80%, 100% or 120% MFI. Households also face a $500,000 combined asset limit. HomeBase certifies income before you can buy.
How long is a Mueller income certification letter valid?
According to the program FAQ, the Income Certification Letter of Eligibility lasts six months or until you sign a contract on a home, whichever comes first. If it expires first, you recertify. Get pre-qualified with a lender early so the loan and the program timelines line up.
Can I rent out a Mueller home?
A market-rate Mueller home can often be rented, subject to association rules and, for short stays, City of Austin STR licensing. Investors can use a DSCR loan. Affordable homes are different: the program is owner-occupancy based, so the buyer must live in the home as a primary residence.
Can family help with the down payment on a Mueller affordable home?
Yes, within limits. The program allows financial help, but gifts from parents or others are capped at 20% of the home’s purchase price, and the giver signs a statement describing each gift. Your lender will also document the gift under its own rules, which vary by loan program.
Can I refinance my Mueller affordable home later?
Yes, with the Mueller Foundation’s prior notice and approval, according to the program’s FAQ dated June 1, 2026, because a refinance affects the shared equity. Refinancing without approval is a program violation, and a nominal administrative fee may apply. We confirm the Foundation’s terms before ordering an appraisal or locking a new rate. Confirm current terms with the program.
How does TCAD value a Mueller affordable home for taxes?
At the affordable sales price for the first full year, then at that price plus 2% a year, per the program’s FAQ dated June 1, 2026. If market value ever falls below the adjusted value, the tax value should follow the lower number. That keeps the escrow part of a Mueller affordable home’s payment steadier than on a market-rate house. Confirm current terms with the program.
What do I get back when I sell a Mueller affordable home?
Your share is your equity plus a fixed 2% simple appreciation per year on the affordable purchase price, less seller closing costs, per the program’s FAQ dated June 1, 2026. The Mueller Foundation keeps a purchase option and right of first refusal at resale. That fixed return is the trade-off for the below-market price. Confirm current terms with the program.
Can my parent co-sign on a Mueller affordable home without being income-certified?
Yes. The program’s FAQ dated June 1, 2026, says co-signers who won’t live in the home don’t need income certification because they aren’t on the deed. The lender’s own rules for non-occupant co-borrowers still apply and vary by loan type, and family gifts for the down payment stay capped at 20% of the price. Confirm current terms with the program.
Is there an asset limit for younger Mueller affordable buyers?
Yes. When every household member is under 59.5, unrestricted net assets can’t exceed $150,000, per the program’s FAQ dated June 1, 2026, within the overall $500,000 household asset cap. Retirement and college savings count as restricted assets. Plan your down payment and reserves within those limits before you apply. Confirm current terms with the program.
How long do Mueller’s affordability rules stay on the home?
Thirty years from closing, and the period renews for another 30 unless you give written notice, per the program’s FAQ dated June 1, 2026. At the 30-year mark you can end it by notifying the Foundation and repaying its contribution, which may push your taxes to market value. Lenders read this covenant before approving the loan. Confirm current terms with the program.
Can I use my own lender for a Mueller affordable home?
Yes, if that lender accepts the program’s agreements. The program’s FAQ dated June 1, 2026, says lenders outside its established list must review the Affordability Agreements, along with their legal representatives, and confirm in writing that they can fully fund the loan. We get that written confirmation first, before you spend money on an appraisal. Confirm current terms with the program.
Is 100% financing possible on a Mueller affordable home?
Possibly. The program’s FAQ dated June 1, 2026, says some participating lenders may offer up to 100% financing, though closing costs still apply. Owners also pay the Mueller Foundation a $250 annual stewardship fee, or $25 a month. We check which lenders’ programs accept Mueller’s agreements before you count on low-down-payment terms. Confirm current terms with the program.
I’m self-employed. Can I still apply for a Mueller affordable home?
Yes. The program’s FAQ dated June 1, 2026, asks self-employed applicants for a signed year-to-date profit-and-loss statement and two years of federal returns for income certification. The mortgage lender then applies its own rules, and a P&L or bank statement loan may fit, provided that lender also accepts Mueller’s recorded agreements. Confirm current terms with the program.
More Austin neighborhoods
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Talk with a broker who knows Austin
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).
- CapFi Lending LLC
- Dustin Edwards, NMLS 577050
- Clay Wilson, NMLS 1849979
- NMLS Consumer Access
- Equal Housing Opportunity.
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://muelleraustin.com/wp-content/uploads/2026/11/MAHP_Homeownership-FAQs_6.2026.pdf (Mueller Affordable Homes FAQ, June 2026: 25% goal, Catellus, HomeBase, MFI tiers, $500,000 asset cap, 6-month letter, 20% gift cap, restrictive covenant, purchase option/ROFR, shared appreciation)
- 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.austintexas.gov/budget-excellence/tax-rates
- https://comptroller.texas.gov/taxes/property-tax/exemptions/
- Mueller Affordable Homes Program, “Homeownership FAQs” (dated June 1, 2026), https://muelleraustin.com/wp-content/uploads/2026/11/MAHP_Homeownership-FAQs_6.2026.pdf, accessed Nov 11, 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.
- 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.