CLICKpoint RealtyiClickBuyers.comSign in 2700 Wilderness financing examples
How the assistance amount could be calculated
These examples put the City’s income and payment rules into everyday numbers. They are planning illustrations—not loan quotes, approvals, or promises of assistance.
The City and lender first determine a housing payment and first mortgage the buyer can afford. The total monthly principal, interest, property taxes, and homeowners insurance (PITI) must be at least 20% but no more than 35% of monthly household income. Housing plus all other monthly debt cannot exceed 45%. The City then reviews the buyer’s documented financing gap. Assistance is limited to that approved gap and cannot exceed 30% of the price or $80,000.
Realistic planning illustration
A conventional first-mortgage illustration designed to stay at or below 80% LTV
- 7.25% assumed 30-year fixed rate for a buyer with an illustrative 650 credit score
- $421/month estimated property taxes using the published 1.906872% combined rate on the full price
- $250/month planning estimate for homeowners insurance
- $0 assumed HOA and other monthly debt; conventional PMI is modeled at $0 only when the first mortgage is 80% LTV or less
Under these assumptions, this home needs approximately $65,444 in annual household income even when the maximum City assistance is used. The household must also remain below the City’s income limit for its size.
Actual lender pricing, credit history, loan type, exemptions, insurance, debts, closing costs, credits, and treatment of the City’s subordinate lien will change the result. As of September 10, 2026, the 30-year national benchmark is 6.76%, but it assumes excellent credit and 20% down; 7.25% is used here only as a more conservative planning rate for the example. See the rate source. See the tax-rate source.
This is a conventional-loan example. A conventional first mortgage above 80% LTV would generally require private mortgage insurance. FHA financing generally includes upfront and monthly mortgage insurance even when down-payment assistance is provided through a second lien. Review the conventional MI rule. Review FHA mortgage insurance.
The buyer must contribute at least $3,973.50 at closing, and earnest money counts toward that amount. It is the buyer’s minimum investment in the transaction—not automatically a separate closing-cost allowance. Under the City’s current guidelines, no more than 30% of the City assistance may cover eligible closing costs; at least 70% must go directly toward the down payment. Prepaid taxes and mortgage insurance are not covered by that closing-cost portion, so the buyer may need more cash than the 1.5% minimum.
Examples using the 2026 City limits
See what the income rule means
First count the people who will live in the home. Then add the income the City tells you to include. If the total is at or below the limit, you pass this one early test—but you still must meet every other program rule.
Income test: likely passes
The City’s 2026 income limit for this household size is $70,100.
$68,000 is $2,100 below the limit, so this example appears to pass the income test.
What this means: The buyer may continue to the other eligibility checks. It does not mean the buyer is approved yet.
Monthly income used in this example: $5,667
- Required PITI range (20%–35%)
- $1,133–$1,983
- Maximum housing + all monthly debts (45%)
- $2,550
Under these assumptions, the purchase could be divided approximately like this:
- Buyer’s minimum contribution
- $3,973.50
- Estimated City gap loan
- $68,543.48
- Estimated first mortgage
- $192,383.02
- First-mortgage LTV
- 72.6%
- Conventional PMI modeled
- $0*
- Home price
- $264,900.00
Estimated PITI: $1,983/month, about 35.0% of monthly income. With no other debts, up to about $567/month would remain before reaching the 45% total-debt limit. *The $0 PMI estimate applies only if the conventional lender confirms no PMI is required. The deferred City loan has no monthly payment but must be repaid later under the shared-equity terms.
Income test: likely passes
The City’s 2026 income limit for this household size is $77,850.
$72,000 is $5,850 below the limit, so this example appears to pass the income test.
What this means: The buyer may continue to the other eligibility checks. It does not mean the buyer is approved yet.
Monthly income used in this example: $6,000
- Required PITI range (20%–35%)
- $1,200–$2,100
- Maximum housing + all monthly debts (45%)
- $2,700
Under these assumptions, the purchase could be divided approximately like this:
- Buyer’s minimum contribution
- $3,973.50
- Estimated City gap loan
- $51,441.35
- Estimated first mortgage
- $209,485.15
- First-mortgage LTV
- 79.1%
- Conventional PMI modeled
- $0*
- Home price
- $264,900.00
Estimated PITI: $2,100/month, about 35.0% of monthly income. With no other debts, up to about $600/month would remain before reaching the 45% total-debt limit. *The $0 PMI estimate applies only if the conventional lender confirms no PMI is required. The deferred City loan has no monthly payment but must be repaid later under the shared-equity terms.
Income test: likely passes
The City’s 2026 income limit for this household size is $77,850.
$76,000 is $1,850 below the limit, so this example appears to pass the income test.
What this means: The buyer may continue to the other eligibility checks. It does not mean the buyer is approved yet.
Monthly income used in this example: $6,333
- Required PITI range (20%–35%)
- $1,267–$2,217
- Maximum housing + all monthly debts (45%)
- $2,850
Under these assumptions, the purchase could be divided approximately like this:
- Buyer’s minimum contribution
- $3,973.50
- Estimated City gap loan
- $49,006.50
- Estimated first mortgage
- $211,920.00
- First-mortgage LTV
- 80.0%
- Conventional PMI modeled
- $0*
- Home price
- $264,900.00
Estimated PITI: $2,117/month, about 33.4% of monthly income. With no other debts, up to about $733/month would remain before reaching the 45% total-debt limit. *The $0 PMI estimate applies only if the conventional lender confirms no PMI is required. The deferred City loan has no monthly payment but must be repaid later under the shared-equity terms.
Income test: does not pass
The City’s 2026 income limit for this household size is $77,850.
$80,000 is $2,150 above the limit, so this example would not pass the income test.
What this means: Based on this income alone, the household would not qualify under the published limit.
Plain-English reminder: Passing the income test is only the first screen. The City still checks job history, savings, credit, monthly debts, buyer education, the property, available program money, and how much help you actually need. The assistance must be repaid under the City’s shared-equity terms. Read the official City program.
iClickBuyers is operated by CLICKpoint Realty, LLC and is not a City of College Station website. These examples are educational estimates, not a loan offer, mortgage approval, City eligibility decision, or promise of assistance. Confirm current program rules and financing with the City and a licensed lender.