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Rains County, Texas (FedHome Loan Centers)

The 2019 $0 down, federal home loan limit for Rains County is $314,827.

Rains County is a small section of land located in northeastern Texas. It is not far from the Oklahoma and Texas state line. The boundaries of Texas and Arkansas as well as Texas and Louisiana are also within a day’s drive. The county has a total area of just 259 square miles and is also small in terms of number of residents with a population of 10,915. The county seat is Emory.

Rains County was founded in 1870 and was named after Emory Rains, a Texas state legislator. Rains shares boundaries with four other counties in Texas, including Hopkins County to the north, Hunty County to the northwest, Wood County to the east, and Van Zandt County to the southwest. A small section of Lake Fork travels into the northeastern portion of Rains County. Meanwhile, the western boundaries of Randall County are adjacent to several miles of shoreline along Lake Tawakoni.

Lake Fork Reservoir exists in three different counties in Texas. The quickest access point in Rains County is through Emory. The man-made lake was created in 1980 following the completion of Lake Fork Dam. All in all, the body of water consists of nearly 27,700 acres along with 315 miles of shoreline. Fishing is the go to activity on Lake Fork as 15 of the top 20 Texas State Records for largemouth bass were caught in Lake Fork. It is highly considered one of the premier trophy bass fishing lakes in North America. 

Meanwhile, Lake Tawakoni is just to the west of the boundaries of Rains County and consists of nearly 38,000 acres. The man-made reservoir was completed in 1960 with the construction of the Iron Bridge Dam. Lake Tawakoni is also popular for fishing though some of its finest wildlife is found on land. Deer, raccoons, feral hogs, and bobcats frequent the area along with 200 species of birds. There has also been sightings of rare American alligators.

Emory is the largest town in Rains County though still tiny with a population of 1,240 based on data from the 2010 census. Emory was originally known as Springville, though changed to honor the creator of the Homestead Law of Texas, which was later used a model legislation for protecting homesteads across the United States.

Rains County is serviced by the Rains Independent School District for public education. Last school year, the Rains LadyCats softball team made statewide news after winning their first state title. The Rains County Public Library is located in Emory and services the entire county. Though smaller, Rains County has three other school districts with Alba-Golden Independent School District (southeast), Lone Oak Independent School District (northwest), and Miller Grove Independent School District (north-central).

In addition to Emory, the county has two other recognizable towns with East Tawakoni (population 885) and Point (population 820). Alba (population 500), which exists primarily in Wood County, also has small residency within Rains. The county is also home to several other unincorporated settlements.

The county is characterized by a climate that is hot and humid during the summer months. In the winter, temperatures generally range from mild to cool. The humid subtropical climate rarely witnesses snow though other types of severe weather are possible. The primary means of travel throughout Rains are U.S. Highway 69, State Highway 276, and State Highway 19.


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Emory, Point 

75440, 75472 

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Rains County Loan Limits  

FHA: $314,827 

USDA: $251,862 

VA: $484,350 


FHA Loan Limits 

One-Unit: $314,827 

Two-Units: $403,125 

Three-Units: $487,250 

Four-Units: $605,525 


USDA Loan Limit 

Very Low Income: $31,700 

Low Income: $50,700 

Mod. Income Guar Loan: $86,850 

USDA Eligible zip codes in Rains County are: 75440, and 75472 

Contact FedHome Loan Centers at 877-432-5626 for more information and to confirm eligibility.