Buying a Home in Katy or Fulshear, Texas with a VA Loan

Why veterans choose Katy and Fulshear

• VA care close to home: the Katy VA Clinic is at 750 Westgreen Blvd in Katy, with the Michael E. DeBakey VA Medical Center in Houston's Texas Medical Center for specialty care.
• Commute access via I-10 (Katy Freeway), the Grand Parkway (SH 99), and the Westpark Tollway to the Energy Corridor and west Houston employers.
• Master-planned communities with amenity centers, trails, and active veteran and military family networks, including Cinco Ranch, Cross Creek Ranch, Jordan Ranch, Cane Island, Elyson, and Tamarron.
• School options across Katy ISD and Lamar CISD. Always confirm the assigned schools for a specific address, since boundaries change as new neighborhoods open.

VA loan basics, in plain terms

• No down payment required if you have full VA entitlement.
• No monthly mortgage insurance, which is a real difference from FHA and low-down-payment conventional loans.
• A one-time VA funding fee, commonly 2.15% for first use with less than 5% down, can be rolled into the loan. Veterans receiving VA compensation for a service-connected disability are generally exempt; your Certificate of Eligibility shows your status.
• Sellers can pay your normal closing costs, plus up to 4% of the loan amount in additional concessions.

MUD taxes and HOA dues: the Katy and Fulshear detail that trips people up

Many neighborhoods in Katy and Fulshear sit inside a Municipal Utility District (MUD). The MUD tax funds the water, sewer, and roads that made the neighborhood possible, and it's added to county, school, and other taxes. Two homes at the same price can have very different total tax rates depending on the MUD and the county.

This matters more for VA buyers than most. VA lenders use a residual-income test that counts your full housing cost, including taxes and HOA dues. Melanie pulls the total tax rate and HOA dues for every home before you write an offer, so your payment and your qualification don't change after you're under contract.

Texas property tax exemptions for disabled veterans

Texas offers some of the strongest property tax benefits for disabled veterans in the country, and Katy and Fulshear buyers are often in a position to use them.

• 100% disabled veterans: a veteran who receives 100% VA disability compensation and has either a 100% rating or a determination of individual unemployability can qualify for a full exemption on their residence homestead (Texas Tax Code §11.131). An eligible surviving spouse who hasn't remarried can keep it.
• Partial exemptions: veterans with a service-connected disability rating of 10% or more can qualify for a partial exemption that increases with the rating (Texas Tax Code §11.22).
• Where to apply: the appraisal district for the county your home is in, which is Harris, Fort Bend, or Waller County, depending on the address in the Katy and Fulshear area.

Ask your lender to estimate your payment with the exemption you expect, and make sure the title company and appraisal district get your paperwork after closing. Exact rules and amounts are set by the state and your appraisal district.

Buying new construction with a VA loan

A large share of the homes for sale in Katy and Fulshear are new builds. VA loans work for new construction, but the details matter: the home still has to appraise and meet VA requirements, and builder incentives tied to a preferred lender may count toward VA's concession limit. Melanie holds the New Home Sales Agent Certification (NHSAC) and reviews builder contracts and incentive offers with VA rules in mind.

Register your agent on your very first builder visit. Many builders won't let you add an agent later, and the builder's sales rep works for the builder, not you.