The 2019 $0 down, federal home loan limit for Sabine County is $314,827.
Sabine County is situated in eastern Texas and has the largest collection of land under Sabine National Forest in the state. It is also adjacent to the Texas and Louisiana state line. The border of the county ends at Sabine River and Toledo Bend Reservoir, which separates the two states from each other.
Sabine County has a population of 10,835. It was formed in 1837, and named after the Sabine River, which flows along the eastern end of the county. The county has a total area of 577 square miles. Nearly 100,000 acres of land is reserved as public space in Sabine National Forest. The county seat is Hemphill.
The county was initially developed for cotton plantations given its proximity to Louisiana and other parts of the “deep south”. After the Civil War led to the emancipation of slaves, many freedmen went on to work as tenant farmers and sharecroppers. However, many African Americans left the area in the early to mid-20th century following the Great Migration to escape Jim Crow oppression.
Sabine County has four school districts, two of which are shared with other counties. Hemphill Independent School District and West Sabine Independent School District are run exclusively by the county. Meanwhile, Brookeland Independent School District and Shelbyville Independent School District are shared.
Hemphill is the county seat. It has a population of 1,200, and is situated on State Highway 87 and the junction of State Highway 184. Hemphill is right outside the western boundaries of Sabine National Forest and Toledo Bend Reservoir. Sam Rayburn Reservoir is another popular area attraction that draws visitors from all across the state of Texas as well as surrounding states like Louisiana, Arkansas, and Oklahoma.
Hemphill is also the site of one of the crucial search areas conducted for wreckage following the tragic Space Shuttle Columbia crash over Texas. Search teams were able to recover some wreckage from the shuttle, including an Orbiter Experiment Support System (OEX). Sabine County has since erected a memorial in Hemphill that commemorates the Columbia Space Shuttle disaster which claimed the lives of all seven members onboard.
Milam is the largest community in Sabine County, though faintly bigger than Hemphill with a population of nearly 1,500 people. It is located directly off State Highway 21 leading into Sabine National Forest. The highway will take you across the Texas state line into Louisiana. Alexandria, Louisiana is a little over 100 miles from Milam as well as Kisatchie National Forest.
Those that prefer a more scenic landscape that is quieter with very small communities will appreciate all that Sabine County has to offer. Its access to national forest and big reservoirs in the area is fantastic. It is also within very close proximity to many parts of Louisiana. Sabine National Forest is a terrific place to fish, boat, hike, and camp. Sam Rayburn Reservoir is the largest body of water completely within Texas and attracts visitors from all over the region.
Sabine County is also closely connected to Toledo Bend Reservoir which is a man-made section of the Sabine River designed to provide about 185,000 acres of water. Toledo Bend Reservoir is technically in Louisiana, though it’s just as close to Sabine County as any district in Louisiana. It the largest man-made body of water in the state, and the largest in the south.
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Sabine County Property Search
Bronson, Hemphill, Milam, Pineland
75930, 75948, 75959, 75968
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Sabine County Loan Limits
FHA Loan Limits
USDA Loan Limit
The USDA loan income limit in the county are:
Very Low Income: $29,350
Low Income: $46,950
Mod. Income Guar Loan: $86,850
USDA Eligible zip codes in Sabine County are: 75930, 75948, 75959, and 75968
Contact FedHome Loan Centers at 877-432-5626 for more information and to confirm eligibility.