NMLS#: 2526130 (Company) · 513013 (Adam Styer)
Why Buyers Are Choosing Florence, TX
Affordable Acreage in Williamson County
Florence is one of the last places near Austin where you can buy 2-10 acres with a home for under $400,000. As Georgetown and Liberty Hill prices climb, Florence has become the go-to for buyers who want land, space, and a rural lifestyle without leaving Williamson County.
USDA Zero-Down Eligibility
Most of Florence qualifies for USDA Rural Development loans — zero down payment, lower mortgage insurance than FHA, and competitive rates. This is one of the strongest USDA-eligible areas within commuting distance of Austin. I check every Florence buyer for eligibility.
Small-Town Texas Living
Florence is a ranching and agricultural community with deep roots. Florence ISD serves the area. The town center, FM 487 corridor, and surrounding rural properties offer a pace of life you cannot find in the suburbs — and prices that reflect genuine value.
Georgetown Proximity
Florence is about 20 minutes north of Georgetown, which means access to Georgetown's retail, dining, medical facilities, and I-35 corridor without paying Georgetown prices. Buyers who work in Round Rock or north Austin find the commute manageable.
Loan Options for Florence Home Buyers
Florence's rural character opens up loan programs that suburban buyers cannot access. Here's what works best.
USDA Loans
Zero down payment for eligible Florence addresses and income levels. Lower annual mortgage insurance than FHA. Most Florence properties qualify. This is often the single best loan program available for Florence buyers — and too many people don't even know it exists. I run the eligibility check on every pre-approval.
Conventional Loans
As low as 3% down with 620+ credit. No upfront mortgage insurance, and PMI drops off at 80% LTV. Good option for buyers with stronger credit profiles or those putting more money down. Florence prices fall well under the $832,750 conforming limit.
FHA Loans
3.5% down with credit scores as low as 580. Solid backup option when USDA doesn't apply or when income exceeds USDA limits. FHA is flexible on debt-to-income ratios, making it accessible for buyers who need more room in the qualifying math.
Construction Loans
Building on raw land in Florence? Construction-to-permanent loans finance the land and build in a single loan that converts to a standard mortgage at completion. One closing, one set of costs. I work with lenders who specialize in rural Texas construction projects.
Get Pre-Approved for a Florence Home
Step 1 — 15-Minute Strategy Call
Tell me what you're looking for — existing home, acreage, or a new build on raw land. I'll identify the right loan program, check USDA eligibility for your target area, and map out your financing path.
Step 2 — I Shop 40+ Lenders
Your file goes to multiple wholesale lenders simultaneously. You get competing offers, not just one bank's answer. For construction projects, I work with specialized lenders who understand rural builds and acreage properties.
Step 3 — Pre-Approval in 24 Hours
A full lender-reviewed pre-approval letter — not a soft pre-qual. Whether you're making an offer on an existing home or negotiating with a builder, this letter shows sellers you're ready to close.
Step 4 — Close in 21 Days
Standard purchases close in about 21 days. Construction timelines vary by project scope. Either way, I communicate proactively throughout so you always know where things stand.
Florence TX Mortgage FAQ
Most of Florence qualifies for USDA Rural Development loans, which offer zero down payment financing for income-eligible buyers. Florence's rural classification makes it one of the strongest USDA-eligible areas near Austin. USDA loans also carry lower annual mortgage insurance costs than FHA, saving you money every month. I verify every Florence address against current USDA eligibility maps as part of the pre-approval process.
Yes. Construction-to-permanent loans allow you to finance the land purchase and home construction in a single loan that converts to a standard mortgage when the build is complete. For Florence buyers looking at raw acreage, this is the most common financing path. Some lenders also offer standalone lot loans if you want to buy the land first and build later, though these typically require 20-30% down. I work with multiple construction lenders who serve the Florence and Williamson County area.
Florence home prices typically range from $250,000 to $400,000, with acreage properties on the higher end of that range. Florence offers some of the most affordable land and housing within commuting distance of Georgetown and the greater Austin metro. Buyers looking for 2-10 acres with a home can often find options here that would cost $100,000+ more in Liberty Hill or Georgetown.
Florence is more rural and more affordable than Liberty Hill. Liberty Hill has experienced rapid suburban development with master-planned communities and rising prices, while Florence retains its small-town agricultural character with lower price points and more acreage availability. Florence is served by Florence ISD rather than Liberty Hill ISD. Both are in Williamson County. If your priority is land, space, and a lower cost of entry, Florence is the stronger value play.
Yes, and Florence is one of the best areas near Austin for it. Standalone raw land loans typically require 20-30% down and carry higher rates. The better path for most buyers is a construction-to-permanent loan that finances the land and the build together — one loan, one closing, and it converts to a standard 30-year mortgage when the home is finished. I work with lenders who specialize in rural Texas construction and can guide you through the process from lot selection to certificate of occupancy.
★★★★★
"We wanted 5 acres and a new home under $400K. Adam made it happen with a USDA loan in Florence — zero down payment."
— Kevin & Sarah, Florence TX
91 Google Reviews · 45 Zillow Reviews
Read More ReviewsReady to Buy or Build in Florence, TX?
Get a lender-reviewed pre-approval in 24 hours. I'll check USDA eligibility, explore construction loan options, and shop 40+ wholesale lenders on your behalf.
Or call (512) 956-6010 — NMLS #513013