Garland’s market is moving from "hot" to "balanced," but only for buyers who can act fast. Homes under $325 k routinely see 6–8 offers in the first weekend, while listings above $450 k linger 35–45 days—creating room for negotiation. New construction is concentrated along the President George Bush Turnpike corridor (Firewheel, Trinity, and North Garland additions), where builders like HistoryMaker and D.R. Horton accept FHA and VA financing up to the local loan limit.

Investors have cooled because short-term rents near Lake Ray Hubbard face tighter city ordinances, so owner-occupants now compete mainly against each other instead of cash-offer hedge funds. Appraisal gaps have narrowed: only 11 % of April 2024 sales included buyers covering a shortfall, down from 38 % in 2022.

If you’re relocating from California or the West Coast, note that Collin County charges slightly lower taxes but higher title policy premiums; NMHL’s Loan Estimates break those differences out line-by-line so you can decide whether to shop the 75044 ZIP versus 75080 in Richardson.

• Camelot & Club Creek – 1970s brick homes, top-ranked Armstrong Elementary, typical sale $295 k, HOA $15/year. NMHL’s 97 %-LTV conventional is popular here because HOA fees don’t eat into DTI.
• Duck Creek – Mature trees, 0.25-acre lots, easy access to DART Blue Line at Forest/Jupiter. Prices $235–280 k, but watch for pier-and-beam foundations; NMHL’s HomeStyle Renovation loan rolls up to $35 k of repairs into one 30-year fixed.
• Firewheel North – Golf-course community, HOA maintains common landscaping, median $425 k. VA buyers use no-down advantage to keep cash for the $240/month HOA dues.
• Oakridge (south Garland) – Highly diverse, lots of 1-story brick 3/2s built 1975–1985. Garland ISD’s new career-tech center boosts resale; NMHL Community Seconds pairs city DPA with FHA 203(b) to drop cash-to-close under $5 k.

Garland’s zoning keeps commercial corridors along I-30, I-635, and Naaman Forest Blvd., so most residential streets stay quiet—helpful for VA buyers who must meet noise-overlay requirements for aircraft flight paths out of DFW.

Garland’s First-Time Homebuyer Program provides a 0 % interest deferred loan up to $10 k for down payment and closing costs; no monthly payments, and the balance is forgiven after five years of owner-occupancy. Household income must be ≤80 % of Dallas County AMI—about $72 k for a couple. You must contribute at least $500 of personal funds and complete a HUD-approved homebuyer course (NMHL hosts a free 4-hour class every month at the South Garland Branch Library).

The Texas State Affordable Housing Corporation (TSAHC) offers two tracks: Home Sweet Texas for any qualified Texan, and Homes for Texas Heroes for teachers, veterans, and first responders. Both provide 3–5 % of the loan amount in forgivable seconds and can be combined with FHA, VA, USDA, or conventional financing. NMHL is a TSAHC participating lender, so we lock your first-mortgage rate while the grant paperwork clears—no last-minute rate spikes.

Finally, for educators in Garland ISD, the Educator Horizon Grant chips in $500 that can cover appraisal or inspection; it’s small but every layer helps when you’re bringing less than 5 % to closing.

Traditional banks turn away borrowers under 640, but Garland’s workforce demographics mean many families have thin files or past medical collections. NMHL’s FreshStart suite includes:

• FHA down to 580 with 3.5 % down—no additional overlays.
• Manual underwriting for 500–579 scores with 10 % down, 24-month verified rent, and two months of mortgage-payment reserves.
• Alternative trade lines: cell phone, utility, childcare, even streaming-service bills can substitute when fewer than three bureau trade lines appear.
• One-year out of bankruptcy (Chapter 7) or 12 months of Chapter 13 on-time trustee payments.

Garland’s affordable home prices mean you can stay under FHA loan limits ($498,257 for 2024) while still buying a 3-bedroom in Oaks or Bellaire. If you’re rebuilding credit, avoid new debt for 60 days before pre-approval—Garland’s used-car lots along I-30 love in-house financing that can crater your score right before closing.

Garland’s small-business culture—plumbers, food-truck owners, and telecom contractors—means many borrowers can’t show rising W-2 income. NMHL offers:

12-Month Bank-Statement Conventional: Use 100 % of personal deposits, 50 % of business. Loan amounts to $715 k with 20 % down or to $647 k with 10 % down and 700 FICO.

Profit-and-Loss Only: CPA-prepared YTD P&L plus three months business bank statements. Great for e-commerce sellers in north Garland warehouses. Max DTI 43 %, 680 score minimum.

1099 Contract Worker: Qualify with last two years 1099s and 30-day bank statements; no tax returns required. Popular for traveling nurses doing 13-week contracts at Baylor Scott & White.

Garland’s cost of living is 8 % below the national average, so many entrepreneurs bank substantial retained earnings; using bank-statement programs lets you qualify on gross deposits rather than post-expense net income shown on Schedule C.

Garland’s veteran share (8.3 % of adults) outpaces the national average, and local BAH rates for E-5 with dependents exceed $2,000—enough to cover PITI on a $350 k home with zero down. Collin County’s 2024 veteran exemption knocks $15 k off assessed value for school taxes; combine that with a 30 % disability rating and you’ll save about $900 annually. NMHL issues VA loans up to $647 k with no down and no PMI, and our VA Builder Best program lets you lock a rate for 180 days while new construction finishes—critical for inventory-starved Garland subdivisions.

Texas VLB also offers an additional $7.5 k in closing-cost assistance for veterans rated 10–30 % disabled; 100 % disabled vets automatically receive the full city property-tax exemption, dropping the effective rate to roughly 1.05 %. If you’re a reservist at Grand Prairie’s NASJRB, ask about the One-Time Restoration of Entitlement—you can keep a rental home in Greenville and still purchase in Garland with full VA power.