Home / Texas cities & bases / Round Rock & Georgetown
Retiring to Georgetown, working at one of the big Williamson County employers, or already living north of Austin? Here’s what a VA loan looks like in Round Rock and Georgetown: the towns along I-35 and SH 130, how 55+ communities and special district taxes work, where your VA care is, and every benefit that stacks if you have a disability rating.
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Short answer: Yes. A VA loan works across Williamson County with no down payment, including in age-restricted 55+ communities, as long as the home is your primary residence. There’s no minimum credit score on a standard VA purchase. Most newer neighborhoods here carry a MUD or PID, so my team prices the exact address, not just the list price.
Williamson County sits between Austin and the Olin E. Teague Veterans’ Center in Temple, so VA patients here can head either way on I-35. The Cedar Park VA Clinic on Medical Parkway is the closest VA clinic for most of the county.
I-35 and SH 45, just north of Austin
Popular areas: Central Round Rock, Brushy Creek, the neighborhoods off University Boulevard and Gattis School Road
Dell Technologies is headquartered here. The older neighborhoods near downtown have few special districts; newer subdivisions east of I-35 often do.
Williamson County seat on I-35 and the San Gabriel River
Popular areas: Old Town Georgetown, the neighborhoods off Williams Drive, Sun City Texas, the subdivisions east toward SH 130
Georgetown is a common choice for Veterans retiring north of Austin. Its historic courthouse square and Southwestern University anchor the older part of town.
East along US-79 and SH 130
Popular areas: Hutto, Taylor, the new subdivisions between them
Samsung’s semiconductor plant in Taylor has brought a wave of new construction. Prices are generally below Round Rock, but most new subdivisions add a MUD or PID.
North along I-35 toward Bell County
Popular areas: Jarrell, Florence, Walburg, northern Williamson County
Larger lots and the shortest drive in the county to the Temple VA campus. Some homes use wells or septic, which the VA appraisal looks at.
Georgetown is home to Sun City Texas, one of the largest age-restricted communities in the state, and other 55+ neighborhoods have opened around Georgetown, Round Rock and Hutto. A VA loan works in these communities the same way it works anywhere else: no down payment, as long as it’s the home you live in.
Age-restricted communities usually carry higher HOA dues to pay for the golf courses, pools and clubhouses. The dues count in your payment when my team qualifies you.
Many large HOAs charge a one-time transfer or capital fee when a home sells. Ask who pays it before you write your offer.
Military retirement, VA disability and Social Security all count as income. VA disability isn’t taxed, so it goes further on paper.
Round Rock is home to Dell Technologies, and Samsung’s chip plant in Taylor has pulled builders east along US-79 and SH 130. That means plenty of new homes in Hutto, Taylor and east Georgetown, often with builder incentives, a MUD or PID, and HOA dues.
If you’re starting a new job, my team can usually use an offer letter with a start date to qualify you. VA rules cap seller concessions at 4% of the price, with normal closing costs paid by the seller counted separately, so we read the builder’s contract before you sign.
School district lines in Williamson County don’t match city limits; parts of Round Rock and Georgetown are served by neighboring districts. Here are the districts serving the four Williamson County areas above, along with each district’s overall A–F rating from the Texas Education Agency.
| School district | Serves | TEA rating (2026) |
|---|---|---|
| Round Rock ISD | Most of Round Rock, Brushy Creek and part of northwest Austin | See TEA |
| Georgetown ISD | Most of Georgetown | See TEA |
| Hutto ISD | Hutto and nearby subdivisions | See TEA |
| Taylor ISD | Taylor | See TEA |
| Jarrell ISD | Jarrell and northern Williamson County | See TEA |
| Florence ISD | Florence and the surrounding rural area | See TEA |
District ratings are the Texas Education Agency’s A–F accountability ratings. Attendance zones follow the address, not the city name, so check the district and campus for any home before you make an offer.
Nearest VA care: Olin E. Teague Veterans’ Center (Veterans Memorial Drive, Temple), plus VA clinics nearby.
Veterans Memorial Drive, Temple
Medical Parkway, Cedar Park
Metropolis Drive, southeast Austin
South General Bruce Drive, Temple
Locations from VA.gov. Services change, so confirm with the VA before you count on a specific clinic.
Texas has no state income tax, so local property taxes carry more of the load. Your bill is the sum of the county, city, school district and any special districts for that exact property. In Williamson County, as everywhere in Texas, my team uses the full rate for the exact address. A newly purchased home often runs higher, because its value isn’t yet held down by the 10% yearly homestead cap, and two homes a mile apart can differ a lot.
| VA disability rating | Off your home’s taxable value |
|---|---|
| 10% to 29% | $5,000 |
| 30% to 49% | $7,500 |
| 50% to 69% | $10,000 |
| 70% to 99% | $12,000 |
| 100% or individual unemployability | Full homestead exemption |
You apply with the appraisal district once you own and live in the home. How the exemptions work
Many newer Williamson County subdivisions were built with a Municipal Utility District (MUD), and some cities use Public Improvement Districts (PIDs) to pay for roads and utilities. That charge stacks on the county, city and school rates, so your escrow payment goes up, and my team includes it in your qualifying numbers.
Williamson County puts Veterans between Austin’s jobs and the VA medical center in Temple, with 55+ communities, small-town squares and no state income tax on retirement pay.
Disabled Veterans can combine federal and Texas benefits that most buyers never hear about. Together they can lower your cash to close, your rate and your yearly taxes.
Waiting on a claim? Tell my team. Your expected rating can change your funding fee and your taxes, so we plan around it.
You can earn VA loan eligibility through six years of Guard or Reserve service, or through qualifying active-duty time such as a federal activation. Your Certificate of Eligibility confirms it, and my team can pull it for you. Reservists and VA loans in Texas
If your spouse died in service or from a service-connected disability, you may be eligible for a VA loan with the same $0 down benefit. Surviving spouses who receive Dependency and Indemnity Compensation (DIC) don’t pay the funding fee, and a Texas disabled Veteran property tax exemption can continue for a surviving spouse who hasn’t remarried. We handle these files with extra care and can walk you through the paperwork.
You don’t have to sell it to buy in Round Rock & Georgetown. Your remaining entitlement can often buy your next home with $0 down while the first one stays a rental. Second VA loan calculator
A VA streamline refinance (IRRRL) can lower the rate on your current VA loan with less paperwork. A VA cash-out refinance lets you use your equity for repairs or debts.
Some Round Rock & Georgetown sellers have older VA loans with low rates you may be able to take over. The seller’s loan servicer handles the assumption itself. My team can finance the second loan that covers the gap between the loan balance and the price. VA assumable loans
Moving again later? You can keep your Round Rock & Georgetown home as a rental and keep its VA loan and rate in place.
Builders often tie their incentives to their own lender. Ask what the incentive is worth in dollars, and have my team review the contract before you sign so the VA rules on concessions are met.
Western Georgetown sits over the Edwards Aquifer recharge zone, where limestone, caves and sinkholes are common. Building and septic rules are stricter there, so ask what applies to the lot.
East of I-35, the dark clay soil swells and shrinks with rain and drought. Look for foundation cracks and doors that stick, and get a foundation opinion during your option period.
Around Jarrell and Florence, some homes use a private well or septic system. The VA appraisal may call for a water test. VA property requirements
Northern and eastern Williamson County, and neighboring Burnet and Milam counties, still have rural lots for Veterans who want to build on their own land. A VA one-time-close construction loan covers the land and the build in one loan: $0 down up to $1 million, with a 620 minimum credit score. In Texas, a Texas Vet loan can also pay off a separate construction loan once the home is finished. It’s treated as a purchase of a never-occupied home, and my team can handle that too.
The Texas Vet loan from the Texas Veterans Land Board is available to eligible Texas Veterans and can be paired with a VA loan. Its rate is set weekly, and Veterans rated 30% or more disabled get a lower rate. My team prices both and shows them side by side so you can pick on total cost, not a headline rate. Texas Vet vs. VA loan
Nothing, if you have full VA entitlement. There is no VA loan limit with full entitlement and no monthly mortgage insurance. The VA funding fee can be rolled into the loan, and Veterans who receive VA disability compensation are exempt from it.
Yes. You can be pre-approved, shop remotely and close before you arrive, as long as you intend to move in and make the home your primary residence, usually within about 60 days. Retirement pay, VA disability pay and Social Security all count as income.
There is no minimum credit score on a standard VA purchase or refinance with my team. We look first at your residual income, the money left each month after your housing payment and bills. VA construction loans start at a 620 score.
Texas Veterans rated 100% disabled, or paid at the 100% rate for individual unemployability, can get a total exemption on their homestead. Veterans rated 10% to 99% get a partial exemption off the home’s taxable value: $5,000 at 10% to 29%, $7,500 at 30% to 49%, $10,000 at 50% to 69% and $12,000 at 70% to 99%.
Often, yes. If you keep your current VA home as a rental, your remaining entitlement can usually buy your Round Rock & Georgetown home with $0 down up to a certain price. Above that, you put 25% down on the difference. My team checks your exact numbers from your Certificate of Eligibility.
Yes, if you are an eligible surviving spouse, for example of a service member who died in service or from a service-connected disability. Surviving spouses who receive DIC are exempt from the VA funding fee.
Often both. The Texas Vet loan from the Texas Veterans Land Board can be paired with a VA loan, and its rate is set weekly. My team compares your options side by side so you can see which costs less over the time you plan to own.
Yes. A VA loan works for any home that meets the VA’s property requirements and that you’ll live in as your primary residence. The HOA dues count in your payment, so my team adds them to your numbers. If the home is a condo, the community has to be VA-approved.
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It was great working with Shirley Mueller and team on my buyer’s home purchase in Houston, TX. The VA home loan process isn’t always easy so, it was great to work with someone who specializes in VA loans. Shirley made the process easy. I highly recommend her. Jamie Terry- Priority One Real Estate
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Shirley was excellent to work with on our client’s VA home loan. VA loans can be tricky and it is so important to work with a loan officer that knows them well. Shirley did an excellent job!
Switched from another lender
We had a nightmare of an experience with a previous lender but Shirley and Karolina went above and beyond to not only get us into our home, but provide the best customer service possible! They fought hard for us and thanks to them, we are finally living in our dream home. I highly recommend valoanstexas!
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Working with the VALoansTx team to purchase our home in Texas was an amazing experience. Shirley, Angie, Ashley, and their team were in constant communication with us, making sure that we knew what to expect with every step of the complicated process. In today’s crazy housing market, it was comforting to know that we had an entire team that was only a phone call away. They were quick to answer calls, emails and always very friendly and personable. We could not have achieved this dream without VALoansTx on our team. We will highly recommend to everyone we know buying a home with a VA loan.
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Ms. Shirley and her team are the BEST. Clear communication, specialized VA knowledge, responsiveness, and reduced stress. Thank you all for your help .
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