Mortgage broker in Wimberley, TX
Wimberley sits about 40 miles southwest of Austin, where the Blanco River and Cypress Creek run through the Hill Country.
Fewer than 3,000 people live in town (2,839 at the 2020 Census), and the draw is the water and the quiet: Blue Hole Regional Park, Jacob’s Well Natural Area, and Wimberley Market Days on the first Saturday of the month from March through December. It is also unlike the rest of Hays County for a lender. The city levies no property tax, much of what is for sale is acreage, cabins and homes near the water, and a well, a septic system or a flood zone shows up in almost every conversation. Those details decide which loan fits and whether a house is financeable, so I look at them before you write an offer.
Reviewed by Jennifer Ferrara, NMLS #2781982Last updated
Wimberley, TX
- Combined property tax rate
- 1.41%
- Typical purchase range
- 2025 sold near $485,000 at the median, with a wide spread from cabins to acreage
Combined property tax rate
1.41%
Typical purchase range
2025 sold near $485,000 at the median, with a wide spread from cabins to acreage
Wimberley property taxes, line by line
| Taxing entity | Rate | Monthly on a $400,000 home | Monthly on a $485,000 home |
|---|---|---|---|
| Hays County | 0.3999% | $133 | $162 |
| City of Wimberley (no city property tax) | 0.0000% | $0 | $0 |
| Wimberley ISD | 1.0099% | $337 | $408 |
| Combined | 1.4098% | $470 | $570 |
Before homestead exemptions and any MUD or PID on the property. The second column uses the median sale price cited above. I pull the exact number for a specific address before you write an offer.
Down payment assistance in Wimberley
Down payment help
I have not found a city funded down payment program in Wimberley. TSAHC’s statewide programs and BCL of Texas’s NeighborhoodLIFT, which covers Hays County and offers up to $7,500 in forgivable assistance, both apply here. I check what you qualify for on the full Texas Grants page.
See every Texas grant and down payment program I work withQuestions people ask about buying in Wimberley
Wimberley is small, with about 2,800 residents, a typical household income near $80,000 and a median home value near $493,000 (Census ACS). Much of what is for sale around town is not a standard subdivision house: it is acreage, cabins, homes near the water, and properties that could be rented. That is why the questions below are about the property as much as the buyer.
These are the loan situations people describe when they ask a search engine or an AI assistant about buying here. Each answer is short on purpose. Your own numbers decide the rest.
Do I need flood insurance to buy a house in Wimberley, TX?
It depends on the property’s FEMA flood zone. If the home is in a special flood hazard area, flood insurance is required on most mortgages, and it is added to your monthly cost, so I get the number before you make an offer. Wimberley has real flood history, and FEMA has issued updated preliminary maps for Hays County, so I check the current zone for the exact address.
Conventional loansCan I buy a Wimberley, TX house with a well and septic using an FHA loan?
Yes, with conditions. FHA requires a water quality test for the well and an inspection of the septic system, and the property has to meet HUD’s distance rules between them. If either one fails, the repairs usually have to happen before closing. I look at the well and the septic early, so you know whether the house works before you spend money on inspections.
FHA loansCan I buy a Wimberley, TX cabin as a short term rental and qualify on the rent?
A DSCR loan qualifies the property on the rent it can produce instead of your personal income. How a lender counts short term rental income varies, and short term rental rules differ by city and subdivision, so confirm what is allowed before you count on rental income. I check both before you pick a lender.
DSCR investor loansI want to buy acreage near Wimberley, TX and build later. What are my options?
Two common ways. A land loan buys the lot now, usually with stricter terms than a home loan, and you finance the build later. A construction loan can cover the lot and the build together and convert to a permanent loan. The better path depends on how soon you build, and I compare both across lenders.
Construction loansIs Wimberley, TX a buyer’s market, and how do I use that when I make an offer?
Wimberley has had a lot of inventory and slow sales compared with the rest of Hays County, which can mean more room to negotiate. Sellers may agree to pay closing costs or a rate buydown. I show those options side by side with your numbers and never push one, so you can see what each is actually worth.
2-1 buydowns
How Wimberley buyers usually finance
Price points and buyer profiles differ market to market, so the financing conversation does too. These are the ones Wimberley raises most often.
Conventional
Wimberley’s median home value sits near $493,000 (Census ACS), a price where conventional financing is common, as long as the property itself is financeable: the well, the septic and the flood zone are checked first.
DSCR Investor
Cabins and homes near Blue Hole and Jacob’s Well draw rental guests, and a DSCR loan qualifies a rental on the rent it can produce instead of your personal income.
Construction
Acreage and lots are a big part of what is for sale around Wimberley, and a construction loan can fund the lot and the build together before converting to a permanent loan.
Self-Employed / Bank Statement
Many buyers around Wimberley work for themselves, and a bank statement loan reads your deposits instead of your tax returns.
Guides for Wimberley buyers
Written for this part of Texas, with the numbers and rules that apply here.
- Conventional loan requirements in Texas for 2026, in plain EnglishWhat it takes to qualify for a conventional loan in Texas in 2026: credit, down payment, debt to income, PMI, the $832,750 limit, and the Texas parts.
- Home improvement loans in Texas: your options and the Texas rules on eachHow Texas homeowners pay for renovations: cash out refinance, home equity loans, HELOCs, FHA 203(k), HomeStyle, and the Texas homestead rules on each.
- 2026 loan limits for Central Texas: what changed and why it mattersThe 2026 conforming and FHA loan limits for Austin, Kyle, Buda, and San Marcos, and what changes for you once your loan crosses them.
Calculators with Wimberley’s tax rate built in
This is not a commitment to lend. All loans are subject to credit approval, income and property verification. Rates, terms, and programs are subject to change without notice. Nook Lending is powered by MPA Home Loans. Jennifer Ferrara, Loan Officer, NMLS #2781982. MPA Home Loans NMLS #2778343. Equal Housing Opportunity.
Buying in Wimberley
What are property taxes like in Wimberley, TX?
Property taxes in Wimberley run about 1.4098% combined: Hays County at 0.3999% and Wimberley ISD at 1.0099%. The City of Wimberley does not levy a property tax, which makes this the lowest combined rate of the seven towns I work in. Properties can carry special district lines on top, and a few addresses near town fall in a different county, so I pull the actual figure for your address before you write an offer.
What school district is Wimberley, TX in?
Wimberley ISD, at 1.0099% (0.7088% for maintenance and operations and 0.3011% for debt), the largest recurring line on a Wimberley tax bill. A few addresses around the Wimberley ZIP code sit in other districts or counties, so I confirm the district for the exact address.
Do I need flood insurance to buy in Wimberley, TX?
If the home is in a FEMA special flood hazard area, a mortgage from a federally regulated lender or one backed by FHA, Fannie Mae or Freddie Mac requires flood insurance. Wimberley is where the Blanco River rose from about 5 feet to about 41 feet in four hours during the May 2015 flood, and FEMA has issued preliminary updated flood maps for Hays County, so a lot’s zone can change. Get a flood quote before you make an offer, and check the current FEMA zone for the address.
What do I need to know about buying with a well or septic in Wimberley, TX?
Both come up constantly. Many properties are on private wells, and others are served by the Wimberley Water Supply Corporation, which draws from the Middle Trinity Aquifer, where water levels have been under stress. On an FHA loan a well and septic system need a water quality test and a septic inspection. Conventional loans are more lenient and usually require it only if the appraiser flags a concern. I look at the well, the septic and the water source early, because they decide how many lenders will take the file.
What is the median home price in Wimberley, TX right now?
Close to $485,000 for 2025 as a full year, based on MLS data. The monthly numbers swing a lot, because Wimberley closes only about 15 to 21 homes in a month: early 2026 medians ran from about $497,000 to $725,000. I run your numbers on the actual address, because a median says little about a specific cabin or acreage lot.
What is Wimberley, TX known for?
Water and an artists' town feel. Blue Hole Regional Park, run by the City of Wimberley, has a swim area and trails along Cypress Creek. Jacob’s Well Natural Area is a swimming hole fed by a karst spring. Wimberley Market Days draws crowds on the first Saturday of the month from March through December.
A few of my local favorites
Looking in Wimberley?
Tell me the price range and what you are working with. I will show you the real monthly number and the cash you would need, before you fill out anything.