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County in Texas

Van Zandt County, Texas

Van Zandt County is a county in Texas with 62,649 residents, No. 57 of 254 by population. In Van Zandt County, the FHA loan limit for a one-unit home is $541,287, and a typical home is worth $222,100. To rent a 2-bedroom apartment at Fair Market Rent ($1,184 a month) without going over 30% of your income, you need to earn about $22.77 an hour.

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  • Typical home price

    $222,100

    −22% vs. Texas −33% vs. U.S.

    Half of owner-occupied homes are worth more and half are worth less.

    • Van Zandt
    • Texas
    • United States

    Source: U.S. Census Bureau, Average 2020–2024

  • Fair market rent, 2 bedrooms

    $1,184 a month

    −20% vs. Texas −32% vs. U.S.

    HUD's reference rent for a two-bedroom apartment, with basic utilities.

    • Van Zandt
    • Texas
    • United States

    Source: HUD, Fiscal year 2027

  • FHA limit 2026, 1 unit

    $541,287

    FHA national floor limit

    The most you can borrow with an FHA loan for a one-unit home here.

    • Van Zandt
    • Floor
    • Ceiling

    Source: HUD, 2026 data

  • Property tax

    1.03% of value per year

    −31% vs. Texas +10% vs. U.S.

    $2,298 a year for the typical owner

    • Van Zandt
    • Texas
    • United States

    Source: U.S. Census Bureau, Average 2020–2024

Market now, with Zillow data

Zillow data
Typical home value
$276,416
about the same as 12 months ago
Typical rent
$1,469 a month

From Zillow (ZHVI/ZORI), September 2026. The Census figures above are 5-year averages (2020–2024).

Data from October 2026

In short

What is housing like in Van Zandt County today?

With an FHA loan and the minimum down payment, a typical home would cost about $1,859 a month: 32% of the typical household income here. For that payment to be 28% of income, a household would need to earn about $79,660 a year; the typical income here is $69,475. The typical home value is 22% less than in Texas overall. 81% of households own their home, more than in Texas (63%). The typical property tax is $2,298 a year (about 1.03% of home value), lower than in Texas.

There are 5 agencies with HUD-approved housing counselors who speak Spanish near here.

Sources: U.S. Census Bureau (Average 2020–2024); HUD (Retrieved November 6, 2026).

Only here

What sets Van Zandt County apart

  1. From 2020 to 2025, home prices in Van Zandt County rose 60% on FHFA's index, faster than in Texas (44%).

  2. Among the neighboring counties, Wood County has the lowest typical rent ($862), 19% below the $1,066 in Van Zandt County.

  3. 11% of households in Van Zandt County have no internet at home, against 6% in Texas.

Sources: FHFA (2025 data); U.S. Census Bureau (Average 2020–2024).

The homes here

Housing in Van Zandt County

What homes there are in Van Zandt County, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

The detached house rules in Van Zandt County: 74% of homes, more than in Texas (64%).

In Van Zandt County there are many mobile homes: 20% of homes; in Texas, 6%.

Year built

In Van Zandt County, half of the homes were built before 1991; in Texas, before 1992.

In Van Zandt County, 70% of homes have 3 bedrooms or more, more than in Texas (63%).

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes

About 88% of owner-occupied homes in Van Zandt County are worth less than the FHA loan limit for this county ($541,287).

Monthly rent with utilities

About 58% of rented homes in Van Zandt County cost less than HUD's 2-bedroom fair market rent for this county ($1,184); the rest cost more.

With a mortgage

$1,656 a month

Texas: $2,106 a month

Without a mortgage

$560 a month

Texas: $678 a month

Owners with a mortgage

46%

Texas: 56%

In Van Zandt County, 46% of owners have a mortgage, and their typical cost is $1,656 a month, against $2,106 in Texas. Without one it drops to $560.

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

Since 2015–2019, homes in Van Zandt County gained value faster than in Texas: 68% against 65%.

Since 2015–2019, the typical rent in Van Zandt County rose 28%, less than in Texas (34%).

While home values in Van Zandt County changed +68% and rent +28%, the typical household income rose 27%.

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureVan Zandt CountyTexasUnited States
Rental vacancy 7.0%7.7%5.5%
Homeowner vacancy Unreliable estimate1.1%0.9%
More than one person per room 3.6%4.8%3.4%
People per household 2.732.692.53
Drive alone 76%71%69%
Carpool 10%10%9%
Public transit Unreliable estimate1%3%
Walk or bike Unreliable estimate2%3%
Work from home 12%14%15%
Other means Unreliable estimate2%2%
Typical commute Unreliable estimate20 to 29 minutes20 to 29 minutes

Open rentals in Van Zandt County look like those in Texas: the rental vacancy rate is 7.0%.

More than one person per room: that is how 3.6% of households in Van Zandt County live, less than in Texas (4.8%).

A household in Van Zandt County has 2.73 people on average, about the same as in Texas (2.69).

In Van Zandt County, 76% of workers drive alone to work; in Texas, 71%.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month in Van Zandt County?

A typical home is tight for the typical income

We start with a typical home of $222,100, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 32% of the typical household income here, which is $69,475 a year. For that payment to be 28% of income, a household would need to earn about $79,660 a year.

Your numbers

Local data
$

Starts at the typical home value in Van Zandt County. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $7,774 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$1,859

at 7.18% · 30 years

Loan amount
$218,077
Total interest
$313,761
Paid off in
November 2056

Includes $3,751 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,621 a month

  • Tight

    $1,621 to $2,084 a month

    Your payment · 32%

  • Hard

    more than $2,084 a month

Compared with the typical household income in Van Zandt County ($69,475 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$1,859
Principal & interest$1,477
Property tax$191
Home insurance$93
FHA mortgage insurance (MIP)$98

You need at least $7,774 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

Buying a home

Buying a home in Van Zandt County

Here you'll see how prices have changed, how Van Zandt County compares with Texas and the country, and what you'd pay each month with four kinds of loans.

How have home prices changed?

According to the FHFA House Price Index, home prices in Van Zandt County rose 122% in the 10 years through 2025. FHFA's index follows the price of the same homes over the years.

Period Here Texas United States
In 2025 +4.1% +0.8% +2.9%
5 years (2020–2025) +60% +44% +47%
10 years (2015–2025) +122% +88% +85%
See each year's change

The index follows the prices of the same homes over time (sales and appraisals on loans bought or guaranteed by Fannie Mae and Freddie Mac). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

Van Zandt County compared with Texas and the United States

Home value, rent and household income, side by side. "Typical" is the median: half are above it and half below.

Typical home value
  • Van Zandt $222,100
  • Texas $283,800
  • United States $332,700
Typical rent a month
  • Van Zandt $1,066
  • Texas $1,403
  • United States $1,413
Typical household income a year
  • Van Zandt $69,475
  • Texas $78,476
  • United States $80,734
See the full table
Van Zandt compared with Texas and the United States
MeasureHereTexasU.S.
Residents62,64930,188,424334,922,499
Typical home value$222,100$283,800$332,700
Typical household income$69,475$78,476$80,734
Typical rent$1,066$1,403$1,413
Fair Market Rent (2 bedrooms)$1,184$1,488$1,750
Hourly wage to rent a 2-bedroom$22.77$28.62$33.65
Typical property tax$2,298$4,232$3,119
Effective tax rate1.03%1.49%0.94%
Households that own their home81%63%65%
Renters spending 30% or more on rent49%52%51%
FHA limit (1 unit)*$541,287$541,287$541,287

FHA limit: Texas shows the median of its counties; the United States, the national floor. Download CSV

Four ways to pay for a typical home in Van Zandt County

For a typical $222,100 home at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, the county's property tax, an example homeowners insurance and mortgage insurance when it applies.

Loan Monthly payment Down payment Loan amount Rate Mortgage insurance Cash to close Minimum score
FHA, 3.5% down $1,859 $7,774 $218,077 7.18% FHA MIP · $98 $14,437 580
Conventional, 5% down $1,818 $11,105 $210,995 7.18% PMI · $105 $17,768 620*
Conventional, 20% down, no PMI $1,487 $44,420 $177,680 7.18% None $51,083 620*
ITIN, 15% down (example) $1,692 $33,315 $188,785 8.18% None $39,978 Set by the lender
  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

How much house can I afford? Closing costs

Loan limits

FHA loans in Van Zandt County use the national floor limit: it isn't a high-cost area. If the loan you need is above these amounts, it doesn't fit FHA or it becomes a "jumbo" loan.

VA loans. If you have full VA entitlement, VA doesn't cap the loan amount. If you've used part of your entitlement, the calculation uses the county limit ($832,750 for one unit). VA loan limits (va.gov)

USDA loans. They're for homes in eligible rural areas and households with incomes within USDA's limit. Check whether the address and your income qualify on the official site. USDA eligibility (usda.gov)

Home type FHA limit Conforming limit
1 unit $541,287 $832,750
2 units $693,050 $1,066,250
3 units $837,700 $1,288,800
4 units $1,041,125 $1,601,750

Source: HUD, 2026 data · Source: FHFA, 2026 data

Taxes and risks

Property tax and flooding in Van Zandt County

Two costs that change a lot from place to place and that a house payment does include: property tax and, in risk zones, flood insurance.

Property tax

In Van Zandt County, the typical owner pays $2,298 a year: about 1.03% of the home's value. That is less than the rest of Texas and more than the national average.

  • Van Zandt 1.03%
  • Texas 1.49%
  • United States 0.94%

What Texas publishes School-district homestead exemption (Texas Comptroller of Public Accounts)

Exemptions and deadlines in Texas

Is there a flood risk?

According to FEMA, in Van Zandt County 2.5% of homes (522) are in a high-risk flood zone. Of those homes, 15% have NFIP flood insurance.

  • A high-risk zone (Special Flood Hazard Area) has a 1% or greater chance of flooding each year. (44 CFR 59.1)
  • If the home is in that zone and the loan comes from a regulated lender, federal law requires flood insurance for the life of the loan, in communities that take part in the NFIP. (42 U.S.C. 4012a)
  • Most homeowners insurance does not cover flood damage. (FEMA, FloodSmart)

Source: FEMA, As of August 3, 2026

Look up your address on FEMA’s map

Owning a home here

Owning a home in Van Zandt County

The natural hazards FEMA measures in Van Zandt County, a maintenance plan for your climate and what the trades earn in your area.

Risks to your home

FEMA, National Risk Index 1.20.0 (December 2025)

According to FEMA, the natural hazard risk in Van Zandt County is relatively low.

To rate it, FEMA weighs the expected loss with social vulnerability and community resilience.

In all, FEMA estimates natural hazards cause about $20.1 million in losses a year in Van Zandt County, across buildings, people and crops.

Of all the hazards, FEMA expects inland flooding to do the most damage to buildings: about $6 million a year.

Loss FEMA expects each year to homes and buildings, by hazard
  1. Inland floodingRelatively low $6 million a year
  2. TornadoRelatively moderate $1.3 million a year
  3. HurricaneRelatively low $226,241 a year
  4. EarthquakeVery low $144,139 a year
  5. WildfireRelatively low $122,153 a year

What it means for your home

The ratings are FEMA's own. FEMA says its data is meant for planning and does not replace a local study. Drought is not shown: FEMA counts its loss in crops only.

National Risk Index, version 1.20.0 (December 2025), retrieved November 6, 2026

FEMA notice: This product uses the Federal Emergency Management Agency's National Risk Index dataset API or downloadable datasets but is not endorsed by FEMA. The Federal Government or FEMA cannot vouch for the data or analyses derived from these data after the data have been retrieved from the Agency's website(s).

Climate and upkeep

Department of Energy (PNNL), 2021 IECC zones

Van Zandt County is in climate zone 3A of the home energy code (IECC): humid, between hot and mixed.

The zone's number says how hot or cold it gets; the letter says how humid: A is moist, B is dry and C is marine.

  • Spring

    • Book the air conditioner's check-up before the heat: ENERGY STAR advises checking the cooling system in the spring, because contractors get busy once summer comes. ENERGY STAR (EPA)
    • Clean and repair the roof gutters. EPA

  • Summer

    • Keep indoor humidity below 60 % (ideally between 30 % and 50 %). A humidity meter is inexpensive and sold at hardware stores. EPA
    • Keep the air conditioner's drip pan clean and its drain line flowing: a plugged drain can cause water damage in the house. ENERGY STAR (EPA)

  • Fall

    • Book the heating check-up in the fall. If it runs on gas or oil, the technician should check the connections: faulty ones are a fire hazard. ENERGY STAR (EPA)
    • Look for drafts at windows and doors: close the window on a piece of paper; if it moves back and forth easily, it needs thicker weather stripping. ENERGY STAR (EPA)

  • Winter

    • Get the house ready for the cold with insulation, caulking and weather stripping, and learn how to keep pipes from freezing. Ready.gov (FEMA)
    • Seal the air ducts that run through the attic, crawlspace, basement or garage with duct mastic or foil tape, then wrap them in insulation. ENERGY STAR (EPA)

All year

  • Check the air filter every month, especially in heavy-use months. If it looks dirty, change it; change it at least every 3 months. ENERGY STAR (EPA)
  • Test the smoke alarms every month and replace their batteries at least once a year. USFA (FEMA)

Each task comes from the official page beside it. The spring air-conditioning and fall heating check-ups are the timing ENERGY STAR advises; the rest is a suggested order.

Climate zones by county, 2021 IECC

What the trades charge here

BLS, wages for May 2025

TradeTypical hourly wage8 in 10 earn between
Electricians$26.05$17.45 and $38.44
Plumbers, pipefitters and steamfitters$24.61$17.18 and $36.20
Heating, air conditioning and refrigeration mechanics$23.48$17.42 and $36.58
Roofers$23.50$14.22 and $25.27
Carpenters$23.00$16.80 and $31.21
Painters, construction and maintenance$24.02$17.64 and $30.00
Maintenance and repair workers, general$21.46$13.61 and $35.00

An electrician earns about $26.05 an hour in the North Region of Texas nonmetropolitan area, and a plumber, about $24.61.

These are workers' hourly wages, not the price of a job.

Need help paying for a repair?

Renting

Renting in Van Zandt County

The typical rent in Van Zandt County is $1,066 a month. HUD also publishes a “fair market rent” by unit size: it's the one programs like Section 8 use.

49% of renter households in Van Zandt County spend 30% or more of their income on housing. 22% spend half or more.

Fair market rent by size

To pay the fair market rent without spending more than 30% of income, working full time (40 hours a week).

Size Fair rent a month Hourly wage Income needed per year
Studio $899 $17.29 $35,960
1 bedroom $905 $17.40 $36,200
2 bedrooms $1,184 $22.77 $47,360
3 bedrooms $1,534 $29.50 $61,360
4 bedrooms $1,556 $29.92 $62,240

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

Free help in Van Zandt County

Programs and counseling in Van Zandt County

We didn't find HUD-approved agencies with an office in this county. These are the 6 nearest; many serve by phone or online.

Official programs for the down payment and loans for buyers. Check which ones you might qualify for with your income and your county.

A row of small wooden houses with porches in front of the downtown Houston, Texas, skyline.

HUD counseling is free or low-cost

Texas down payment programs

  1. My First Texas Home

    Texas state program for first-time buyers: a 30-year mortgage with down payment assistance

    First-time buyers only. Run by Texas Department of Housing and Community Affairs (TDHCA).

    DeferredForgivable Verified November 5, 2026

  2. My Choice Texas Home

    Texas state program with down payment assistance for any buyer, not only first-time buyers

    No first-time requirement. Run by Texas Department of Housing and Community Affairs (TDHCA).

    DeferredForgivable Verified November 5, 2026

  3. Texas Mortgage Credit Certificate (MCC)

    Limited funds remain, per the source

    Texas state certificate that turns part of your mortgage interest into a credit on your federal tax return

    First-time buyers only. Run by Texas Department of Housing and Community Affairs (TDHCA).

    Tax credit Verified November 5, 2026

Which programs do I qualify for? See all Texas programs

Help in Spanish in Van Zandt County

5 of the 6 agencies on this list say they serve in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Public housing agencies

They run public housing and Section 8 vouchers (Housing Choice Vouchers) in this county.

  • Housing Authority of Grand Saline Public housing (903) 962-4031
  • Housing Authority of Wills Point Public housing and Section 8 vouchers (903) 873-2152

Free legal help

If you have a problem with your landlord, an eviction notice or a scam, the Legal Services Corporation (LSC) search shows the free legal aid offices that serve your area.

Find legal aid (lsc.gov)

Housing counseling nearby

These are the nearest agencies, with the distance in miles. Many help by phone or online. Official HUD list. Confirm hours and fees with the agency before you go.

  • Builders of Hope

    603 Munger Ave, Dallas · 59 miles away · Spanish

    • Budget and financial counseling
    • Budget and credit workshops
    • and 2 more
    (214) 920-9850

  • BCL of Texas (business and Community Lenders)

    400 S Zang Blvd Ste 1220, Dallas · 59 miles away · Spanish

    Also serves in other languages.

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 3 more
    (214) 688-7456

  • Balance - Dallas

    8330 Lbj Fwy, Dallas · 59 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 7 more
    (800) 777-7526
See every agency in Texas

Places

Cities in Van Zandt County

This site has no city pages of Van Zandt County. The neighboring counties are below.

Nearby counties

Each row compares its typical value, typical rent and FHA limit with Van Zandt County.

Read next

Guides that help here

We picked them by this county's numbers: what weighs most here is what's worth understanding first.

Frequently asked questions

What is the FHA loan limit in Van Zandt County in 2026?

Van Zandt County has an FHA limit of $541,287 for a one-unit home. For 2 units it's $693,050, for 3 it's $837,700 and for 4 it's $1,041,125. It's the national floor limit.

What is the conforming loan limit in Van Zandt County?

Van Zandt County has a conforming limit of $832,750 for one-unit conventional loans in 2026. A bigger loan is a “jumbo” loan.

How much does a typical home cost in Van Zandt County?

The typical home value in Van Zandt County is $222,100 (Average 2020–2024, U.S. Census). Across Texas it's $283,800.

How much does it cost to rent in Van Zandt County?

Van Zandt County has a typical rent of $1,066 a month (Average 2020–2024, U.S. Census). HUD's fair market rent for a 2-bedroom apartment is $1,184 (Fiscal year 2027).

How much do you need to earn to rent a 2-bedroom apartment in Van Zandt County?

About $22.77 an hour working full time (2,080 hours a year), or $47,360 a year, so the fair market rent of $1,184 stays under 30% of income.

Sources: American Community Survey (Average 2020–2024); FHA mortgage limits (2026 data); Conforming loan limits (2026 data); Fair Market Rents (Fiscal year 2027); Income Limits (Fiscal year 2026); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (As of November 5, 2026); FHFA House Price Index (2025 data); Homes with flood insurance (As of August 3, 2026); National Risk Index (2025 data); IECC climate zones by county (2021 data); Occupational Employment and Wage Statistics (2025 data); Census Bureau cartographic boundary files (2024 data).