Tarrytown mortgages at a glance
Any Tarrytown loan above Travis County’s 2026 conforming limit of $832,750 for one unit is a jumbo loan, with its own lender rules. CapFi Lending compares more than 50 wholesale lenders for Tarrytown buyers, including bridge and construction loans for rebuilds, plus non-QM options such as asset depletion, bank statement, P&L and interest-only loans.
Buying a home in Tarrytown: what to know before you finance
In Tarrytown, the first financing question is usually whether your loan amount is above the conforming limit. Above it, you’re in jumbo territory, with its own down payment, reserve and documentation rules. Many buyers also weigh a teardown or major rebuild, which changes the loan again. Settle the loan size and the plan for the house before you write an offer.
Tarrytown is an established west-central Austin neighborhood in ZIP code 78703. This page covers the housing you’ll see, what each type means for a loan, price context, taxes, and the programs that fit, from jumbo and asset depletion to interest-only. For citywide context, see our Austin mortgage broker page.
Homes in Tarrytown: housing types and what each means for your loan
Established single-family homes. Appraisers often have fewer close comparable sales at higher price points, so appraisal timing and value support get more attention than in a typical subdivision. Inspections on older homes regularly turn up foundation, drainage, roof and electrical items.
Teardowns and rebuilds. Some buyers purchase an older house for the lot and plan to rebuild. Lenders treat that very differently from buying to live in the existing house:
- If you’ll live in the home while planning, a standard purchase loan works, and you refinance or pay off later.
- If you’ll demolish soon after closing, the value is mostly land. Many purchase lenders won’t finance that; a construction loan or a bridge loan may fit better. We’ll refer construction-to-permanent financing where that’s the better path.
Remodels. If the plan is a big renovation instead of a rebuild, a rehab loan can fold the work into one loan, subject to program limits.
Condos and townhomes. A smaller share of Tarrytown housing; each needs a project review like any Austin condo.
Land and lot rules. Tarrytown lots are inside the City of Austin, so City zoning and site rules apply to additions and new construction. Austin’s HOME amendments, in effect since February 5, 2024, allow up to three units on lots zoned SF-1, SF-2 or SF-3, subject to City standards. Deed restrictions can be stricter than City code, so read them before you plan a rebuild.
Rebuilding in Tarrytown: City steps that affect your loan
| Step | What the City says | Why your lender cares |
|---|---|---|
| Deed restrictions | Buyers must check them before purchase; zoning changes don’t affect whether they can be enforced | They can limit what you build |
| Protected trees | Work that removes, impacts the critical root zone of, or prunes more than 25% of the canopy of a protected tree (19 inches or more in diameter) needs tree permit review | Tree limits can change the house you can build |
| Older homes | Residential structures 45 years or older go to the Historic Preservation Office before demolition | Adds lead time to a teardown |
| Extra units | HOME allows up to three units on SF-1, SF-2 and SF-3 lots | A 2–4 unit plan changes the loan type |
Austin and Travis County prices (September 2026)
ZIP-level medians for 78703 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 78703.
| 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.
The 2026 conforming limit and when you need a jumbo loan
FHFA set the 2026 baseline conforming loan limit for a one-unit home at $832,750. Travis County is not a high-cost area, so its 2026 limits are the baseline: $832,750 for one unit, $1,066,250 for two, $1,288,800 for three and $1,601,750 for four. If your loan amount is above the county limit, it’s a jumbo loan. See our jumbo loan page for how jumbo financing works in Austin.
Property taxes and HOA dues in Tarrytown
Tarrytown homes are typically taxed by the City of Austin, Travis County, Austin ISD, Austin Community College and Central Health. Confirm the exact taxing units and current appraised value on the Travis Central Appraisal District record for the address. 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 higher-priced homes, property taxes are a big part of the payment, and jumbo lenders count them in your debt-to-income ratio and reserves. Two notes:
- After a rebuild, the new home is reappraised on its improvements, so taxes can rise a lot from the teardown’s bill.
- Homestead exemption. File after closing if it’s your home; see the Texas Comptroller’s exemptions page.
If the home is in a condo or a project with an association, get the dues and any assessments in writing.
Tax cap after a rebuild
Texas Tax Code §23.23 limits a homestead’s yearly appraised-value increase to 10%, but new improvements are added at market value outside that cap. A large rebuild resets much of the taxable value, so we estimate the post-construction tax line before you choose the permanent loan.
Loan options that fit Tarrytown
Agency loans (when the loan is under the conforming limit)
Some Tarrytown buyers put enough down to stay under the conforming limit, and condos and smaller homes can fall under it too. For those loans:
- Conventional loans
- VA loans for eligible veterans and service members
- FHA loans, within FHA’s county limits
Jumbo, non-QM and investment options
These are loans Tarrytown buyers often ask about. Terms vary by lender.
- Jumbo loans for loan amounts above the conforming limit.
- Bank statement loans for self-employed buyers whose tax returns understate income.
- Asset depletion for retirees and buyers with large balances who’d rather not show traditional income.
- Interest-only loans for buyers who want lower required payments for a set period.
- Construction and bridge financing for rebuilds and buy-before-you-sell moves.
- Foreign national programs for buyers who live outside the U.S.
- DSCR loans if you’re buying a rental.
See them all on our non-QM loans page.
Which loan fits your Tarrytown purchase
| If you are… | Program | How income is shown | Rental? | Notes |
|---|---|---|---|---|
| Above $832,750 on one unit | Jumbo loan | Full documentation | Possible | Travis County 2026 limit (FHFA) |
| Buying before selling | Bridge loan | Equity in your current home | No | Short-term; terms vary by lender |
| Tearing down and rebuilding | Construction loan | Standard documents plus plans and budget | No | City reviews can extend the schedule |
| Retired or living on investments | Asset depletion loan | Qualifying assets | Possible | Available at jumbo sizes with some lenders |
| Self-employed | Bank statement or P&L loan | Deposits or a signed P&L | Possible | Loan sizes vary by lender |
| Buying a rental | DSCR loan | Property’s rent | Yes | Loan-size caps vary by lender |
FICO, down payment, rate and reserve requirements vary by lender. We compare them across more than 50 wholesale lenders.
Non-QM loans
- Asset depletion loans: qualify on savings and investments.
- Interest-only loans: lower early payments.
- Bank statement loans for self-employed buyers; loan size limits vary by lender.
- P&L loans: a CPA- or preparer-signed profit-and-loss statement.
- DSCR loans: rentals qualified on rent.
- 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 Tarrytown buyers
Jumbo and non-QM lenders differ more than agency lenders do: reserves, how they treat assets and RSUs, appraisal requirements and maximum loan size all vary. That’s where a broker helps.
- Size the loan. We compare your price and down payment with the county’s 2026 conforming limit so you know whether you’re agency or jumbo.
- Plan for the house. Live in it, remodel it or rebuild it: each points to a different loan.
- 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.
- Appraisal and close. We pick lenders comfortable with higher-value appraisals and manage conditions through closing.
Agency loan costs
No lender fees on agency loans (conventional, FHA, VA). Third-party costs may apply.
Tarrytown home loan FAQs
Do most Tarrytown homes need a jumbo loan?
It depends on the loan amount. The 2026 one-unit conforming limit in Travis County is $832,750, per FHFA; a loan above it is a jumbo loan. Below that, a conventional loan may work. When the loan amount exceeds the 2026 conforming limit for Travis County, it becomes a jumbo loan with its own down payment, reserve and credit guidelines. CapFi shops jumbo pricing across more than 50 wholesale lenders, and any rate quoted is shown with its APR.
Can I finance a Tarrytown teardown?
Yes, but usually not with a standard purchase loan if you plan to demolish right away, because the value is mostly land. A construction loan or a bridge loan often fits better. If you’ll live in the existing house first, a regular purchase loan works and you refinance when you build.
Can I buy in Tarrytown using savings instead of income?
Yes, with an asset depletion loan. The lender converts eligible cash, brokerage and retirement balances into qualifying income over a set number of months. It suits retirees and buyers with large balances but irregular pay. CapFi compares asset depletion terms across more than 50 wholesale lenders, and terms vary by lender.
Are interest-only loans available for Tarrytown homes?
Yes. Some non-QM and jumbo lenders offer interest-only periods, during which the required payment covers interest only and doesn’t reduce principal. After the period ends, the payment rises. They suit buyers with strong assets or variable income. Terms vary by lender, and any rate is shown with its APR.
How do property taxes affect a Tarrytown jumbo loan?
At higher values, property taxes are a large part of the monthly payment, and jumbo lenders count them in your debt-to-income ratio and reserve requirement. Check the Travis Central Appraisal District record for the address, and remember a rebuilt home is reappraised on its new improvements.
Can a self-employed buyer get a jumbo loan in Tarrytown?
Yes. If your tax returns support the income, a standard jumbo loan may work. If write-offs lower your taxable income, a bank statement loan can qualify you on deposits instead. Bank statement loans are non-QM loans and are not always jumbo; some lenders offer them at jumbo sizes, so ask about your loan amount. Down payment and reserve requirements vary by lender, so CapFi compares options across more than 50 wholesale lenders.
Does Austin’s HOME code override a Tarrytown deed restriction?
No. The City says zoning changes don’t affect whether a deed restriction can be enforced, and enforcement is a civil matter between the named parties, such as an owners’ association. Buyers are responsible for checking restrictions before purchase, so search the Travis County Clerk’s records before sizing a construction loan.
Can a big tree limit a Tarrytown rebuild?
Yes. Austin requires tree permit review when demolition work would remove a protected tree (19 inches or more in diameter), impact its critical root zone or prune more than 25% of its canopy. That can shrink or move the footprint you planned. Settle it before you finalize plans, because a construction lender funds a specific house and budget.
Can I buy in Tarrytown before my current home sells?
Often, with a bridge loan that borrows against your current home’s equity for the down payment. Lenders usually count both payments unless the old home is under contract, and jumbo lenders also look closely at reserves. Terms vary by lender, so we compare bridge options across 50+ wholesale lenders.
Does the homestead cap limit taxes on a rebuilt Tarrytown home?
Not on the new construction. Texas Tax Code §23.23 caps a homestead’s yearly appraised-value increase at 10%, but new improvements are added at market value outside the cap. A full rebuild resets much of the taxable value, so we estimate the new tax line before you choose a permanent loan.
Can I close on a Tarrytown home in my revocable trust?
Often, yes. Lenders commonly let a revocable living trust hold title once their review approves the trust, and jumbo lenders keep their own trust rules. Send the trust certificate early so title and the lender can sign off before closing. Requirements vary by lender.
Will a Tarrytown jumbo appraisal take longer?
It can. Higher-priced homes often have fewer close comparable sales, and some jumbo lenders ask for a second appraisal above a set loan amount. Build that into your option period and rate lock. We check each lender’s appraisal rules up front, since they vary by lender.
Can an investor finance a Tarrytown rental above the conforming limit?
Yes, with some lenders. A DSCR loan qualifies on the property’s rent rather than your income, and some DSCR lenders go above Travis County’s $832,750 one-unit limit. The rent must support the payment at that size, which is harder on expensive homes. Loan-size caps vary by lender.
Can a P&L loan work for a Tarrytown purchase?
Yes. A P&L loan qualifies business owners on a profit-and-loss statement signed by a CPA or licensed tax preparer, and some lenders offer it above the conforming limit. Others cap it lower, so the purchase price narrows the lender list. We compare those caps across more than 50 wholesale lenders.
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).
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- Dustin Edwards, NMLS 577050
- Clay Wilson, NMLS 1849979
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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.fhfa.gov/data/conforming-loan-limit (2026 county limits; Travis County = baseline, checked Oct 23, 2026)
- https://www.fhfa.gov/news/news-release/fhfa-announces-conforming-loan-limit-values-for-2026 (2026 baseline $832,750; high-cost ceiling $1,249,125)
- https://www.unlockmls.com/news/september-2026-central-texas-housing-report
- https://www.austintexas.gov/development-services/home-amendments
- https://services.austintexas.gov/edims/document.cfm?id=435381 (HOME Part I effective Feb 5, 2024)
- https://traviscad.org/
- https://www.austintexas.gov/budget-excellence/tax-rates
- https://comptroller.texas.gov/taxes/property-tax/exemptions/
- City of Austin Development Services, “Deed Restrictions and Development,” https://www.austintexas.gov/development-services/deed-restrictions-and-development, accessed Oct 25, 2026.
- City of Austin Development Services, “Demolition Permit,” https://www.austintexas.gov/development-services/demolition-permit, accessed Oct 25, 2026.
- City of Austin Development Services, “HOME Amendments,” https://www.austintexas.gov/development-services/home-amendments, 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.
- 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.