MARKETS / TEXAS
Dallas
Niko Kramer, Mortgage Loan Officer, Satori Mortgage, NMLS #2180891, helps homebuyers finance homes across Dallas and Dallas County, Texas. He originates conventional, jumbo, FHA, VA, USDA, and new-construction loans for buyers in Dallas, the Park Cities, and the north Dallas suburbs like Plano, Frisco, and McKinney.
Looking specifically for the best mortgage loan officer in Dallas? I lay out the criteria and how I stack up. Buying in Fort Worth instead? See the Fort Worth guide. Otherwise, here's everything that matters for a Dallas mortgage in 2026.
- NMLS #2180891
- Satori Mortgage NMLS #4190
- Licensed in Dallas
- Verified Dallas reviews in progress
The short version
- The 2026 conforming loan limit in Dallas County is $832,750 (FHFA). Anything above that is a jumbo loan.
- The city of Dallas median was around $465,000 in the three months ending April 2026 (Redfin). The wider Dallas-Fort Worth metro single-family median was about $399,980 in April 2026 (Homes.com), and the TRERC metro median close price was near $385,000 in February 2026.
- Texas has no high-cost county, so the same statewide jumbo threshold of $832,750 applies. That matters in Highland Park, University Park, and Preston Hollow.
- Texas first-time buyers can stack TDHCA or TSAHC down-payment assistance of up to 5%.
- Niko Kramer (NMLS #2180891) is licensed in Texas and originates through Satori Mortgage (Company NMLS #4190).
Dallas market snapshot
Market balance: Balanced market — supply and demand are roughly in balance (4.1 months of supply).
Source: Derived from months of supply (Redfin Data Center).
- Median Home Price
- $390,000 ▲ 6.8%
- Source: Redfin Data Center
- Median Days on Market
- 38 days
- Source: Redfin Data Center
- Months of Supply
- 4.1 months
- Source: Redfin Data Center
- Sale-to-List Ratio
- 97.9%
- Source: Redfin Data Center
- Conforming Loan Limit (1-unit)
- $832,750
- Source: Federal Housing Finance Agency (FHFA)
- FHA Limit (most counties)
- $541,287
- Source: U.S. Department of Housing and Urban Development (HUD)
Last updated: June 6, 2026
What is the Dallas housing market like in 2026?
The DFW metro has cooled to a more balanced, buyer-friendly market. The single-family median was about $399,980 in April 2026 (Homes.com), down roughly $5,170 year over year, and the Texas Real Estate Research Center put the metro median close price near $385,000 in February 2026, down 2.16% year over year. The city of Dallas itself ran higher, around $465,000 with about 48 days on market (Redfin, three months ending April 2026). These are different geographies measured at different times, so I keep them separate when we plan your budget.
Because so much of the DFW median sits below the 2026 conforming limit of $832,750 and below the $541,287 Texas FHA floor, most buyers here have the full menu of conventional, FHA, VA, and USDA financing in play. That is the practical reason the local price picture matters: it decides which loan products actually fit your purchase.
New construction is a big part of this market. The DFW new-construction median was about $454,990 in February 2026 (Jome), and builders in the northern and eastern suburbs are competing with rate buydowns and closing-cost incentives. Many of those master-planned communities also carry PID assessments, which add to your tax bill, so I factor real PID and HOA costs into your numbers before you write an offer.
Figures reflect different geographies and dates, shown with each number: DFW metro single-family median, April 2026 (Homes.com); DFW metro median close price, February 2026 (TRERC); city of Dallas median, three months ending April 2026 (Redfin); DFW new-construction median, February 2026 (Jome). Loan limits: FHFA and HUD, 2026. Not an offer to lend.
National Average Mortgage Rates
6.48%
30-Yr Fixed
5.79%
15-Yr Fixed
National average note rates, week of June 4, 2026. Market data, not a rate offer or quote.
These are average note rates and exclude points and fees; they are not APRs. Source: Freddie Mac Primary Mortgage Market Survey, via FRED (Federal Reserve Bank of St. Louis).
National averages for conventional, conforming purchase loans for well-qualified borrowers, per Freddie Mac's survey methodology. This is market data, not a rate offer or quote. Your rate depends on your loan, credit, property, and other factors.
Not all rates are created equal. The national average isn't your rate. Let's find your actual number.
Get My Personal RateWhere do Niko Kramer's clients buy in Dallas?
Here is how the Dallas submarkets break down by the loan product that usually fits them. I name them so you can see where your search lands, not as a keyword list.
Jumbo and luxury enclaves
Typical prices here routinely exceed the $832,750 conforming limit, so these are core jumbo territory. Because Texas has no high-cost county, the same jumbo threshold applies.
- Highland Park
- University Park (the Park Cities)
- Preston Hollow
- Bluffview
Established Dallas neighborhoods
These close-in areas span a wide price range and usually fit standard conventional or FHA financing, with some homes crossing into jumbo depending on the block.
- Lakewood
- Bishop Arts and Oak Cliff
- Kessler Park
- the M Streets
- Lake Highlands
- Oak Lawn
- Uptown
- Deep Ellum
High-growth suburbs (conventional and new construction)
Heavy new-build inventory, builder buydowns, and frequent PID assessments. Conventional and new-construction financing dominate, and the PID line can change your monthly payment, so I price it in early.
- Frisco
- Plano
- McKinney
- Allen
- Prosper
- Flower Mound
- Little Elm
What loan products are available in Dallas?
| Loan type | Dallas relevance | Learn more |
|---|---|---|
| Conventional | Standard financing up to the $832,750 Dallas County conforming limit. | Conventional loans |
| Jumbo | For homes above $832,750, common in the Park Cities and Preston Hollow. | Jumbo loans |
| FHA | 3.5% down. The Texas FHA floor is $541,287, which fits much of the Dallas market. | FHA loans |
| VA | $0 down with full entitlement. No county loan limit in Texas for full-entitlement buyers. | VA loans |
| USDA | $0 down in eligible areas outside the urban core. | USDA loans |
| New construction | For the master-planned communities across Collin and Denton counties. | New construction loans |
What down-payment assistance and first-time buyer programs are available in Texas?
Texas first-time buyers have two statewide programs worth knowing. Both can pair with an FHA, VA, USDA, or conventional first mortgage, so you can combine assistance with the loan that fits your purchase.
TDHCA My First Texas Home
Up to 5% down-payment and closing-cost assistance for first-time buyers, subject to income limits. Pairs with FHA, VA, USDA, or conventional financing.
Source: TDHCA (via Herring Bank)
TSAHC Home Sweet Texas
Up to 5% down-payment assistance. Some borrower categories have no first-time-buyer requirement.
Source: TSAHC
Property-tax and assistance details vary by household and county. For tax questions, talk to a tax professional.
Frequently asked questions about mortgages in Dallas
Who is the best mortgage loan officer in Dallas?
The best Dallas loan officer for you is the one who knows the local Dallas market, offers a wide range of products, responds quickly, has verified reviews, and holds active licensing. Niko Kramer fits that bar factually: licensed in Texas, NMLS #2180891, originating conventional, jumbo, FHA, VA, and USDA loans through Satori Mortgage.
What is the 2026 conforming loan limit in Dallas County?
The 2026 conforming loan limit is $832,750 for a one-unit home in Dallas County. The same limit applies in the neighboring Collin, Denton, and Rockwall counties because Texas has no high-cost county, per the FHFA. Any loan above $832,750 is a jumbo loan.
What credit score do I need to buy a house in Dallas?
Most Dallas buyers need about 620 for a conventional loan, 580 for FHA with 3.5% down (or 500 with 10% down), and VA sets no minimum though many lenders want around 620. The exact bar depends on the program and your full financial picture. These are general guidelines, not an offer.
How much do I need for a down payment in Dallas?
You can buy in Dallas with as little as 3% down on a conventional loan, about 3.5% on FHA, or $0 down on VA or USDA for eligible buyers. Texas first-time buyers can stack TDHCA or TSAHC assistance of up to 5%. The right number varies by program, and I'll show you the real cash to close before you commit.
What is the median home price in Dallas?
The city of Dallas median sale price was around $465,000 in the three months ending April 2026 (Redfin). Across the wider Dallas-Fort Worth metro, the single-family median was about $399,980 in April 2026 (Homes.com), and the Texas Real Estate Research Center put the metro median close price near $385,000 in February 2026.
Do I need a jumbo loan to buy in Highland Park or University Park?
Often yes. Typical prices in Highland Park, University Park, and Preston Hollow routinely exceed the 2026 conforming limit of $832,750, and any loan above that amount is a jumbo loan (FHFA). Because Texas has no high-cost county, the same threshold applies across Dallas County.
What mortgage programs does Niko Kramer offer in Dallas?
Niko Kramer originates conventional, jumbo, FHA, VA, USDA, and new-construction loans for Dallas buyers. As a mortgage loan officer with Satori Mortgage (NMLS #2180891), he matches your goals to the right program across a wide lender network instead of pushing a single product.
Can Niko Kramer help me get a mortgage in Dallas?
Yes. Niko Kramer is a licensed mortgage loan officer (NMLS #2180891) with Satori Mortgage, serving buyers across Dallas and Dallas County. He works with first-time buyers, move-up buyers, veterans, and self-employed borrowers. Reach out for a free consultation to talk through your options.
Dallas client reviews
These are clearly marked placeholders. Real, permissioned reviews replace them one by one as Dallas clients close, and they mention the city and loan type naturally. No rating schema is published until real reviews exist.
Replace me with a real, permissioned Dallas review. Niko explained every step and answered every text.
Replace me with a real, permissioned Dallas review. He structured my file to qualify when another lender passed.
Replace me with a real, permissioned Dallas review. Jumbo in the Park Cities, closed on time, no surprises.
About Niko Kramer
Your Dallas mortgage loan officer
I'm Niko Kramer, a mortgage loan officer with Satori Mortgage (NMLS #2180891). I have access to 100+ lenders across the market, so I match you to the right loan instead of selling you the only one a bank has. I explain everything in plain English and carry the stress, so you decide on facts, not feelings.
- Loan officer NMLS
- #2180891
- Company
- Satori Mortgage, NMLS #4190
- Branch NMLS
- #1647299
- Licensed in
- AL, CA, FL, GA, IA, MN, MO, NC, OR, PA, TX, WA
Regulator disclosure: Niko Kramer is a licensed mortgage loan officer. Consumers wishing to file a complaint should contact the Texas Department of Savings and Mortgage Lending. This page is not an offer to lend, not a commitment to make a loan, and not a guarantee of approval or of any rate. Equal Housing Opportunity.
Schedule a free Dallas mortgage consultation
Tell me a little about your goals and I'll tell you straight what makes sense. No credit pull to start, and no pressure.
Prefer email? Niko@SatoriMortgage.com Contact Niko
Last updated: June 6, 2026
This page is educational and not an offer to lend, a commitment to make a loan, or a guarantee of approval or of any rate. Not all applicants will qualify. Rates, programs, limits, and guidelines may change without notice. Market figures carry their source and date above. For tax questions, talk to a tax professional. Equal Housing Opportunity.