Buying a home in Denton County is exciting—but knowing how much you need upfront can make the difference between planning confidently and feeling stuck. In this guide, we’ll explore realistic down payment options based on current Denton County home prices and loan types, plus tips for getting help with financing. Let’s break it down.
Denton County Home Prices Today
As of mid-2025, the median sale price for homes in Denton County is around $460,000. That reflects a slight dip of about 1.1% year-over-year.
Meanwhile, Zillow reports a Zillow Home Value Index of $456,698, aligning closely with Redfin’s data. (Zillow)(Redfin)
These figures provide a useful baseline: expect to budget your down payment based on a price of $450K–$460K.
Typical Down Payment Options: From Low to “Ideal”
3% Down (Conventional 97 Loans)
- Some conventional loans (Fannie Mae/Freddie Mac) allow as little as 3% down for first-time or low-income buyers. (New American Funding)(Investopedia)
- On a $460K home, that equates to $13,800.
- Be aware: anything below 20% requires Private Mortgage Insurance (PMI), which typically adds 0.14%–2.24% of the loan annually to your mortgage costs
3.5% Down (FHA Loan)
- FHA loans require a minimum 3.5% down, available to buyers with credit scores around 580 or higher.
- On a $460K home, that’s $16,100.
- FHA loans also include upfront and ongoing mortgage insurance premiums, typically 1.75% upfront + ~0.8–1% annually.
5%–6% Average Down Payment
- The typical down payment in Texas ranges between 5% and 6%, which includes most buyers—not just first-timers.Rate
- On a $460K home, expect to pay $23,000–$27,600.
20% Down (“Classic” Option)
- Putting down 20% ($92,000 at $460K) eliminates PMI and results in lower monthly payments and interest costs. (Better Homes & Gardens)(Investopedia)
- While not required, this option gives you maximum flexibility and savings over time.
Summary Table: Denton County Down Payment Scenarios
| Loan Type / Strategy | Down Payment % | Amount (on $460K) | Other Costs / Notes |
|---|---|---|---|
| Conventional 97 (3%) | 3% | ~$13,800 | PMI required; lower upfront cash needed |
| FHA Loan (3.5%) | 3.5% | ~$16,100 | UFMIP + MIP insurance included |
| Typical TX Buyer (5–6%) | 5–6% | ~$23,000–$27,600 | Higher equity, less PMI, still attainable for many |
| Traditional 20% | 20% | ~$92,000 | No PMI; lowest mortgage interest and monthly cost |
Assistance Programs to Reduce Your Out-of-Pocket Cost
Good news: You may not need to come up with the full down payment yourself. Denton-area buyers can qualify for special programs:
- TDHCA “My First Texas Home” & “My Choice Texas Home” offer 2–5% interest-free down payment assistance as forgivable or repayable second liens. (Bankrate)
- TSAHC’s “Home Sweet Texas” & “Homes for Texas Heroes” provide up to 5% assistance, available as a grant or forgivable loan for eligible buyers including veterans, teachers, and first responders. (Bankrate)(Wikipedia)
- These programs may allow buyers to put $0–3,000 down out-of-pocket while still securing conventional or FHA financing.
Real Example: Low Down Payment with Assistance
A homebuyer recently used a 3.5% FHA purchase combined with a forgivable loan from TSAHC to lower their out-of-pocket cost—even with a median Texas property price. The second loan helped cover the remaining down payment, making homeownership possible with much less upfront cash. (MarketWatch)
Final Takeaways for Denton Buyers
- Minimum down in Denton County:
- ~$13,800 (3%) or ~$16,100 (3.5% FHA) on a $460K home.
- Most buyers put down 5–6% (~$23K–$28K).
- 20% down (~$92K) to avoid PMI and secure best rates.
- Down Payment Assistance programs can help reduce or eliminate upfront costs.
Ready to Explore Your Down Payment Options?
Wondering which loan program fits your budget? Want help finding TSAHC or TDHCA assistance for Denton County? I can walk you through your options and connect you with local lenders—even help you estimate your down payment and monthly mortgage cost.
Reach out to me at realtorbrownie@gmail.com, and let’s map out a homebuying strategy that puts your financial comfort first—whether you’re ready to go on day one or building toward a goal.
Estimate Your Mortgage & Down Payment in Denton
Not sure how these numbers fit your budget? Use our free Mortgage Calculator to see what your monthly payment might look like with different down payment amounts. Just plug in your home price, down payment, and interest rate to get a clear picture of what works best for you.
👉 Try it now: Mortgage Calculator for Denton County Homebuyers