$11,250 Out of Pocket: How UMHB Parents Are Buying Belton Houses With 5% Down — Not FHA
A specific Fannie Mae loan structure, the Belton inventory data, and the carrying-cost math that decides whether it pencils for your situation.
Chapter I — The Direct Answer
Can a Parent Put 5% Down on a House Near UMHB for Their Student?
Yes — using a Fannie Mae conventional loan with the parent as a non-occupant co-borrower and the UMHB student as the occupying co-borrower. Both names on the mortgage. Owner-occupied pricing. $11,250 down on a $225K home, instead of $45,000+ for a traditional investment loan.
"How UMHB Parents Are Buying Belton Houses for $11,250 Down"
Filming May 2026 — Living in Temple channel
Can a parent put 5% down on a house near UMHB for their student to live in?
Yes — using a Fannie Mae conventional loan with the parent as a non-occupant co-borrower and the UMHB student as the occupying co-borrower. Both are on the mortgage; the student satisfies the lender's owner-occupied requirement; the parent provides income and credit qualification. Out-of-pocket on a $225,000 Belton home runs roughly $11,250 in down payment plus $4,000–$7,000 in closing costs, vs. $45,000+ for a traditional non-owner-occupied investment loan. After graduation, the home converts cleanly to a long-term rental with no refinance required for occupancy change.
- 20 active listings within 3 miles of UMHB at $0–$250K, median price $225,000 (data pulled May 4, 2026)
- Median DOM: 89 days — slow market gives parent buyers negotiation leverage on most listings
- Belton ISD property tax: ~2.3–2.5% of assessed value (~$5,200–$5,600/year on a $225K home)
- Inventory split: entry-level sub-$190K cluster has median year built 1953 (older bones); mid-tier $200K–$250K includes 5 new-construction garden homes built 2024–2025
- All-in carrying cost: ~$25,000/year on the $225K example (P&I + tax + PMI + insurance), before maintenance — full breakdown in Chapter II
Lender introduction available through the contact form below. Taylor's preferred direct-relationship lender for this structure is Matt Levant at Acre Mortgage.
Chapter II — The Math
Why Belton, Why Sub-$250K, Why Now?
The case for buying a Belton home for a UMHB student isn't an appreciation forecast — it's a math problem about converting four years of consumed dorm rent into equity build on a real asset. The numbers only work if you understand the carrying cost honestly.
Monthly carrying cost on a $225K Belton home, 5% down at ~6.8%
| Component | Monthly | Annualized | Notes |
|---|---|---|---|
| Principal & Interest | $1,393 | $16,716 | 30-yr fixed, $213,750 loan |
| Property Tax (Belton ISD ~2.4%) | $450 | $5,400 | Verify current rate before close |
| PMI (5% down) | $125 | $1,500 | Drops at 78% LTV |
| Insurance (HO-3) | $80 | $960 | Bell County average |
| Maintenance reserve (1% of value) | $190 | $2,250 | Higher on pre-1970 homes |
| Total | ~$2,238 | ~$26,826 | Before vacancy / capex |
Compared to four years of UMHB room and board
UMHB on-campus housing + meal plan runs $11,000–$13,000/year (verify current rate via UMHB student accounts). Over four years, that's $44,000–$52,000 of rent paid that you don't get back. Total carrying cost on the Belton home over four years runs roughly $107,000 — but you also build equity, capture (or absorb) market movement, and own an asset on graduation day.
The honest framing: you're not saving money by buying. You're spending more cash to capture an asset. If asset capture doesn't make sense for your liquidity situation, the dorm-and-529 path is the right answer. If it does, this strategy is one of the few ways for a parent buyer to get owner-occupied conventional pricing on what is functionally an investment property.
The 89-day DOM Means You Negotiate, Not Chase
Median days-on-market across all 20 active sub-$250K listings within 3 miles of UMHB is 89 days. That's slow. Slow inventory means seller motivation. The original-list to current-list spread on these listings averages 4–6%, and many already have one or two price reductions. Parent buyers should expect to offer 5–8% below current list on most of these properties and have it taken seriously. Don't pay list price; this isn't that market.
Chapter III — The Strategy
How the Non-Occupant Co-Borrower Loan Actually Works
This is the structural detail that makes 5% down possible, and it's the detail almost every "how to buy a house for your college kid" article on the internet gets wrong.
The Fannie Mae rule
Fannie Mae's Selling Guide (B2-2-04) allows a non-occupant co-borrower on a primary-residence purchase. As long as at least one borrower on the loan occupies the property as their primary residence, the loan qualifies for owner-occupied conventional pricing — including the 95% LTV (5% down) maximum.
How it lines up for a UMHB parent
- The student is the occupying co-borrower. Their name is on the mortgage. They occupy the home as their primary residence during the school year (UMHB does not require freshmen to live on campus past the first year — verify your student's specific housing requirement).
- The parent is the non-occupant co-borrower. Their name is also on the mortgage. They provide the income and credit qualification — most students don't have W-2 income or established credit sufficient to carry the loan alone.
- Down payment can come from the parent's funds as long as the source is documented and properly gifted or contributed per lender guidelines.
- Both borrowers' credit scores apply. The lender uses the lower of the two middle scores. If your student has thin credit, plan for that — Matt can specify how it impacts the rate.
Why this beats the alternatives
| Path | Down Payment | Rate | Cash at Close ($225K) |
|---|---|---|---|
| Traditional investment loan (DSCR or conv NOO) | 20–25% | +0.75–1.5% over OO | $45,000–$56,250 |
| Cash purchase | 100% | n/a | $225,000 |
| FHA (3.5% down, MIP for life) | 3.5% | ~OO conv | $7,875 + MIP |
| 5% down OO conv (non-occupant co-borrower) | 5% | ~6.8% (May 2026) | $11,250 + closing |
Most "how to buy near UMHB" copy lumps this in with FHA. It isn't FHA. FHA carries Mortgage Insurance Premium for the life of the loan unless you put 10%+ down — that's an ongoing cost the conventional structure sheds at 78% LTV. For most parent buyers with strong credit, conventional with PMI beats FHA over the loan life.
Co-Occupant ≠ Co-Borrower
If your student is just a "co-occupant" (lives in the house but isn't on the mortgage), you are a non-occupant buyer, not a non-occupant co-borrower. That's an investment loan — 15-25% down. The structure that unlocks 5% down requires the student to be a borrower on the loan. Articles that describe this strategy as "co-occupant" are technically wrong. Don't apply for a loan based on that framing.
Chapter IV — The Case Study
A Real Belton Closing, April 2026 — Walked Through Step by Step
This is an anonymized walkthrough of an actual transaction Taylor closed in April 2026. The buyer's name and exact address are withheld; the deal mechanics are accurate.
The buyer profile
A parent of a UMHB student, located out of state, with a stable income and 720+ credit. They had been quoted 20% down on multiple investment properties by other agents and lenders. They found Taylor by Googling "investor friendly realtors Belton" — investor framing first, geographic second. That search query is the signal that matters.
The home
A sub-$300K Belton home within 3 miles of the UMHB campus. Three bedrooms, single-bathroom, off-campus residential street typical of the Belton inventory at this price band. Built mid-century, with a refreshed kitchen, original-but-functional roof, and a maintenance-reserve number we built into the underwriting.
The structure
- Loan: 30-year fixed conventional, owner-occupied pricing
- Both parent and student named as borrowers; student as occupying co-borrower per Fannie Mae B2-2-04
- Down payment: 5% from parent's gifted funds, properly sourced and documented
- Closing timeline: 32 days from contract to close
- Lender: Matt Levant at Acre Mortgage (Taylor's preferred lender for this structure)
What the parent had to verify before signing
Before commitment, we walked through the carrying-cost math (Chapter II numbers, applied to their specific purchase price). We confirmed the student's enrollment status with UMHB. We confirmed the post-graduation rental rate using comparable Belton single-family rentals (~$1,650–$1,900/mo for similar inventory) — the post-graduation cash flow penciled at break-even or slightly positive, not as a wealth-build but as a hold option that didn't lose money.
The parent was clear that this was a student-housing decision first and an investment decision second. That order matters. Reverse it and the math gets harder to justify.
"They weren't shopping for a magic loan. They were shopping for a Realtor who'd run actual numbers instead of telling them their kid would love the dorm experience."
Chapter V — Live Inventory
What's For Sale Within 3 Miles of UMHB Right Now
All 20 active listings under $250K, within 3 miles of UMHB campus. Snapshot pulled May 4, 2026. Inventory turns; ask Taylor for a personalized live shortlist before making decisions.
| Address | City | Subdivision | Price | SqFt | $/SqFt | Year | DOM | Notes |
|---|---|---|---|---|---|---|---|---|
| 505 Center St | Belton | Bellview Add | $139,900 | 864 | $162 | 1952 | 94 | Vacant, ready now |
| 506 E Avenue T | Belton | Charlie Miller | $168,000 | 1,358 | $124 | 1967 | 87 | 2BR/1BA, half-acre lot Investor Flip |
| 1601 Miller St | Belton | James Brooking | $169,999 | 768 | $221 | 1953 | 79 | Fully remodeled, 2BR/1BA |
| 124 Circle Drive | Belton | Eastland 2nd | $184,000 | 1,285 | $143 | 1952 | 216 | Fresh paint + new floors, 3BR/2BA |
| 809 E 12th Ave | Belton | Means 2 | $189,900 | 1,112 | $171 | 1945 | 89 | 3BR/1BA near UMHB, updated |
| 1305 Fairway Drive | Belton | Highland Oaks | $190,000 | 1,680 | $113 | 1968 | 17 | HVAC 2024, blank canvas |
| 903 Holland Road | Belton | — | $200,000 | 880 | $227 | 1934 | 39 | 2BR/1BA, no HOA, corner lot |
| 603 Holland Road | Belton | — | $210,000 | 960 | $219 | 1928 | 9 | Sold as-is teardown Avoid Unless Builder |
| 1060 Lindsey Cir | Belton | Bell Tex | $215,000 | 1,376 | $156 | 1993 | 73 | New roof Apr 2026, refreshed 3BR |
| 7304 Windchime Way | Temple | Windcrest | $219,900 | 1,591 | $138 | 2005 | 20 | Belton ISD, Temple address, 3BR |
| 480 E Avenue R | Belton | Avenue R Sub | $225,000 | 1,200 | $188 | 2025 | 311 | 3BR/2BA new construction EG Realty |
| 484 E Avenue R | Belton | Avenue R Sub | $225,000 | 1,200 | $188 | 2025 | 311 | 3BR/2BA new construction EG Realty |
| 488 E Avenue R | Belton | Avenue R Sub | $225,000 | 1,200 | $188 | 2025 | 311 | 3BR/2BA new construction EG Realty |
| 502 E Avenue R | Belton | Avenue R Sub | $225,000 | 1,200 | $188 | 2025 | 311 | 3BR/2BA new construction EG Realty |
| 1952 Royal Loop | Belton | Royal Heights | $237,900 | 1,485 | $160 | 2021 | 455 | 2.28% VA assumable Rate Play |
| 524 E 13th Ave | Belton | Leon Heights | $239,000 | 1,196 | $200 | 1970 | 206 | Fully remodeled, near downtown |
| 417 E 14th Ave | Belton | Belton Original | $245,000 | 1,672 | $147 | 1949 | 53 | 4BR/2BA, hardwoods, near UMHB |
| 303 E 20th Ave | Belton | Brookwood | $247,000 | 1,559 | $158 | 1977 | 286 | Roof Nov 2024, near UMHB |
| 1137 Laila Lane | Belton | West Canyon Trls IV | $249,900 | 1,415 | $177 | 2024 | 62 | D.R. Horton, Belton ISD New Build |
| 2819 Lone Oak Dr | Belton | Lone Oak | $250,000 | 1,404 | $178 | 2021 | 6 | 2BR/2BA, open-concept, low-maint |
Source: Central Texas MLS pull, May 4, 2026. Inventory is dynamic — verify current status before committing. Listings tagged "EG Realty" are listed by Taylor's brokerage; we represent both sides if applicable.
Four Identical New-Construction Garden Homes at $225K, 1,200 SqFt, Built 2025
480, 484, 488, and 502 E Avenue R are part of EG Realty's Avenue R Sub garden home development — 3BR/2BA new construction at $225K each, with spray foam insulation and a layout sized for a college student or rental tenant. Built 2025; zero deferred maintenance. The 311-day DOM reflects a slow lease-up market for new construction at this price tier in Belton, not a quality issue. For parent buyers who want to skip the older-home maintenance reality, this cluster is the cleanest entry point in the dataset.
Chapter VI — The Calculator
Pick Your Student's Graduation Timeline. See What Happens to the Math.
Carrying cost is fixed. The variable is how long you hold the asset before deciding what to do with it. Pick a timeline and see the implications.
Your student graduates in…
Click a timeline to see the carrying-cost math, the equity build at 3% appreciation, and the post-graduation options.
1 Year — The Tightest Timeline
Buying a Belton home for a senior year alone is hard to justify on math. You'll spend roughly $26,800 in carrying cost (P&I + tax + PMI + insurance + maintenance reserve) for one school year. Equity build at 3% appreciation: ~$6,750 + ~$2,200 in principal pay-down = ~$8,950.
- 1-year carrying cost$26,800
- Estimated equity build~$8,950
- Net cash position vs. dorm−$11,800
- UMHB room+board (1 yr)~$12,000
Verdict: hold-as-rental afterward is mandatory for the math to break even. If you don't want a Bell County rental, this timeline doesn't work.
2 Years — Junior to Senior
Two years of carrying cost: ~$53,600. Equity build at 3% appreciation: ~$13,700 + ~$4,400 principal pay-down = ~$18,100. Asset basis: ~$232K.
- 2-year carrying cost$53,600
- Estimated equity build~$18,100
- UMHB room+board (2 yr)~$24,000
- Net vs. dorm + asset−$11,500
Verdict: still requires the post-grad hold to break even. The asset capture is real, but you're spending ~$11K more cash than the dorm path.
3 Years — Sophomore Start
Three years of carrying cost: ~$80,400. Equity build at 3% appreciation: ~$20,900 + ~$6,800 principal pay-down = ~$27,700. Asset basis: ~$232K with PMI still active.
- 3-year carrying cost$80,400
- Estimated equity build~$27,700
- UMHB room+board (3 yr)~$36,000
- Net vs. dorm + asset−$16,700
Verdict: math is similar to 2-year. The asset case strengthens but cash drag is real. Post-grad rental conversion is still the move that makes this work.
4 Years — Freshman Through Senior
Four years of carrying cost: ~$107,200. Equity build at 3% appreciation: ~$28,300 + ~$9,400 principal pay-down = ~$37,700. PMI still active unless appreciation pushes you under 78% LTV.
- 4-year carrying cost$107,200
- Estimated equity build~$37,700
- UMHB room+board (4 yr)~$48,000
- Net vs. dorm + asset−$21,500
Verdict: the longest runway. Strong asset capture case if the post-grad rental holds at break-even or better. Sell-on-graduation requires market cooperation; rent-on-graduation is the cleaner path.
Important: these numbers assume 3% annual appreciation and exclude vacancy, capex, and selling costs. They are decision-support estimates, not appraisals. Run your specific numbers with Matt and a CPA before signing anything.
Chapter VII — The Exits
What Happens After Graduation?
The post-graduation moment is when this strategy works or breaks. There are three honest exit paths.
Exit 1 — Hold as Long-Term Rental
Comparable Belton single-family rentals run $1,650–$1,900/mo. After PITI of ~$2,050, you're at break-even or slightly negative monthly — but you hold the asset, equity continues to build, and you've now owned for 4+ years (PMI typically drops with appreciation). The student is no longer a borrower-occupant; you notify the lender of the occupancy change. Refinance to investment terms only if your existing loan requires it (most don't, post-seasoning). This is the cleanest path and the math anchor for the whole strategy.
Exit 2 — Sell to the Next UMHB Parent
Built-in buyer pool. Every August, a new cohort of UMHB parents looks for housing. If you've held 4+ years with reasonable appreciation, selling at graduation can return your down payment plus appreciation, minus selling costs. Risk: you're tied to the local market window. If the Belton market is soft when your student graduates, you're forced into Exit 1 or Exit 3 instead of Exit 2.
Exit 3 — Hold as Family Bell County Base
Becomes a second home / family base in Bell County. Useful if you have continued ties to the area (extended family, BSW medical referrals, future grandchild). Tax treatment changes; you may be able to keep the property classified as a second home for financing purposes if you use it 14+ days/year, but verify with your CPA.
Quietly Renting on an Owner-Occupied Loan After Graduation
If your student moves out and you decide to keep collecting rent without notifying the lender, that's a real loan-fraud risk. The fix is simple: notify the lender of the occupancy change. Most existing conventional loans don't require a refinance for occupancy change post-seasoning. Quiet rentals on owner-occupied loans are how parents wind up with bigger problems years after the student graduates.
Chapter VIII — The Risks
Risks We Don't Hide
1. Older inventory dominates the entry-level cluster
In the sub-$190K bucket, median year built is 1953. These are 70+ year old houses with original cast-iron drains, single-pane windows, and HVAC systems on borrowed time. Maintenance reserve at 1% of value is the floor — for a 1928 house like 603 Holland Road, plan 2–3% annually or pass entirely. The mid-tier $200K–$250K bucket gets you newer construction (Avenue R 2025, 1137 Laila 2024, 2819 Lone Oak 2021), but at higher $/sqft.
2. Belton ISD property tax is high
2.3–2.5% effective rate. On $225K, that's $5,200–$5,600/year. Texas has no state income tax, but property tax is the offset. Verify the current rate before close — Bell County publishes annually.
3. PMI cost is real
5% down on conventional carries PMI of roughly $80–$150/month on $225K. It drops automatically at 78% LTV — typically 8–10 years on standard amortization, faster with appreciation. Plan for the cost; don't assume it disappears in year three.
4. Your student's housing requirement may complicate occupancy
UMHB does not currently require freshmen to live on campus, but verify your student's specific situation. Athletic teams, scholarships, and some academic programs have housing requirements that override your loan structure. If your student is required to live in dorms, this strategy doesn't apply.
5. The post-graduation rental market is finite
Belton is a Bell County rental market — solid, but not Austin or DFW. Vacancy and turn time on a Belton single-family rental average 30–60 days between tenants. Build that into your post-graduation pro forma; don't assume continuous occupancy.
Chapter IX — Taylor's Take
Why I Don't Pitch This Strategy to Most Parents
I closed a Belton house in April for a parent of a UMHB student. They found me by Googling "investor friendly realtors Belton" — not "Belton Realtor," not "houses near UMHB." Investor framing first.
They weren't shopping for a magic loan. They were shopping for a Realtor who'd run actual numbers instead of telling them their kid would love the dorm experience.
Here's what I wouldn't have put in writing a year ago: this strategy isn't right for most parents who ask about it. The 5% down Fannie Mae conventional with a non-occupant co-borrower structure works — Fannie Mae's guidelines explicitly allow it (Selling Guide B2-2-04). But three things have to be true, or it's the wrong loan:
1. Both you and your student are on the mortgage, and the student has to actually live there. The realistic occupancy issue isn't the dorm scenario — it's the post-graduation moment when your student moves out and you decide to keep the rent without notifying the lender. Don't do that. Notify the lender at the occupancy change; refinance to investment terms if the loan requires it. Quiet rentals on owner-occupied loans are how parents wind up in trouble years later.
2. The math has to survive the carrying cost — not "save vs. dorm rent." Honest numbers on a $225K Belton home with 5% down at ~6.8%: roughly $1,393/mo P&I, $450/mo property tax (Belton ISD ~2.4%), $125/mo PMI, $80/mo insurance — call it ~$2,050/mo all-in, before maintenance on a 1953 house. Annualized: about $25,000/year in carrying cost. UMHB room-and-board runs $11,000–$13,000/year. You're spending more cash than the dorm — you're not saving. What you're doing is converting four years of consumed rent into equity build on an asset you'll own outright eventually. That's the honest sales pitch. If asset-capture doesn't make sense for your situation, this isn't your loan.
3. You have to actually want the post-graduation rental. The reason this beats DSCR is the down payment ($11,250 vs. $45K) and the interest rate (~6.8% vs. 7.25%+ on most DSCR products), not a magic exit — DSCR loans are literally designed for rentals. The post-graduation hold is a benefit, not the justification. If you don't want a long-term Bell County rental, take the dorm-and-529 path.
What I keep telling parents who come to me with this idea: you're not building an investment portfolio. You're absorbing four years of housing volatility into an asset you'll own outright eventually, while your student lives somewhere they'd actually choose to live. That's the analyst frame. It costs more cash than the dorm. It builds equity instead of consuming it. Whether that math pencils for you depends on your runway, your liquidity, and whether you actually want a Bell County rental in 2030.
If you've run the carrying-cost math and the asset-capture frame still works for your numbers — call me. If it doesn't, I'll tell you. I closed one of these in April. I also told three parents this year that they were better off with the dorm and a 529.
— Taylor Dasch, EG Realty
Chapter X — Common Questions
Frequently Asked Questions From UMHB Parents
Can a parent buy a house for their college student with 5% down?
Yes — using a Fannie Mae conventional loan with the student as a co-borrower and primary occupant, and the parent as a non-occupant co-borrower. Both names go on the mortgage; owner-occupied pricing applies; 95% LTV (5% down) is the maximum. This is documented in Fannie Mae Selling Guide B2-2-04. The student must actually occupy the home as their primary residence.
What's the difference between a co-occupant and a co-borrower?
A co-borrower is named on the mortgage and is contractually responsible for the loan. A co-occupant simply lives in the home but isn't on the loan. The 5% down owner-occupied conventional structure requires the student to be a co-borrower — not just a co-occupant. If the student is only a co-occupant, the parent is classified as a non-occupant buyer, which means investment-loan terms (15-25% down).
How much does it cost to buy a Belton home for a UMHB student?
On the median active listing within 3 miles of UMHB ($225,000 as of May 2026), expect $11,250 down payment + $4,000–$7,000 in closing costs = $15,000–$18,500 cash to close. Annual carrying cost runs ~$25,000 (P&I + property tax + PMI + insurance), before maintenance. Compare against UMHB room and board at $11,000–$13,000/year.
Is it better to buy a Belton home or pay UMHB dorm fees?
Buying spends more cash than the dorm. The argument for buying is asset capture — you build equity on a real asset instead of consuming rent. If you don't want or can't afford the higher cash outlay, and you don't want a Bell County rental property post-graduation, the dorm-and-529 path is the better answer. The buy strategy is right for parents with capital, who want long-term Bell County exposure, and who understand the numbers.
What's the property tax rate in Belton?
Belton ISD effective property tax rate runs 2.3–2.5% of assessed value. On a $225,000 home, that's roughly $5,200–$5,600 per year. The exact rate varies by jurisdiction (city, county, school district, MUD/PID overlays); verify the parcel-specific rate before close. Bell County Appraisal District publishes annually.
What happens to the loan after the student graduates?
Three options. Exit 1: hold as a long-term rental — notify the lender of the occupancy change; refinance to investment terms only if your existing loan requires it (most don't, post-seasoning). Exit 2: sell to the next UMHB parent (built-in buyer pool every August). Exit 3: hold as a family base for continued Bell County ties. The post-graduation hold is the math anchor for the whole strategy; if you don't want a long-term Bell County rental, this isn't your loan.
Are there enough houses for sale near UMHB to make this work?
As of May 4, 2026, there are 20 active listings within 3 miles of UMHB at $0–$250K, median price $225,000. Median DOM is 89 days, so the market is patient — parent buyers should expect to negotiate 5–8% below current list. Inventory turns continuously; ask Taylor for a personalized live shortlist with current rates and condition notes.
Who's the best lender for this strategy?
Taylor's preferred direct-relationship lender for this structure is Matt Levant at Acre Mortgage. Matt has run the 5% down non-occupant co-borrower path for multiple Belton-area buyers and knows the Fannie Mae overlays. Lender introductions go through Taylor's contact form below; we don't share lender contact details directly so we can ensure each parent gets the right qualification path for their specific situation.
What if my student doesn't have credit history?
Both borrowers' credit scores apply, with the lender using the lower of the two middle scores. If your student has thin credit, the parent's profile carries more weight in the qualification, but the rate may be impacted. Some lenders allow non-traditional credit (rent payment history, utility payments) to establish the student's tradeline. Discuss your specific scenario with Matt before assuming your student's credit profile is disqualifying.
Chapter XI — Continue Reading
Related Pages on TempleTXHomes.net
Best Neighborhoods in Temple TX
If your student wants the Temple side of the equation instead of Belton — full neighborhood breakdown.
Living in Belton TX
Relocation guide for parents and students moving to Belton — schools, amenities, lifestyle.
Investing in Temple TX
Pillar investor guide — market data, financing options, neighborhood ROI breakdown.
Best Long-Term Rental Areas: Temple & Belton
Where long-term rentals cash-flow best — useful for the post-graduation hold scenario.
Temple TX Market Update
Current Bell County market conditions — inventory, DOM, rates, builder incentives.
Run the Numbers With Taylor + Matt
If you've read this far, you're past the curious stage. The next step is putting your specific numbers on a page — your purchase price target, your timeline, your student's enrollment status, your liquidity. We'll run the carrying-cost math against actual active listings and tell you whether this strategy fits your situation. No pressure, no pitch — just numbers.
Taylor Dasch · EG Realty · 254-718-4249 · [email protected]
Loan terms, rates, and program eligibility change frequently. The 5% down owner-occupied conventional with non-occupant co-borrower structure described on this page is one Fannie Mae structure that works for one type of buyer; your situation requires a real lender conversation. Verify the current Belton ISD property tax rate, UMHB room-and-board cost, and inventory snapshot at the time of your purchase decision. This page is decision support, not personalized financial or tax advice.
Updated: May 4, 2026.