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Presentation and discussion regarding the pending issuance of Texas Department of Housing and Community Affairs Residential Mortgage Revenue Bonds, Series 2026 A (Non-AMT)
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BACKGROUND
On October 9, 2025, the TDHCA Governing Board approved Resolution 26-001 authorizing issuance of Mortgage Revenue Bonds by the Department in an amount not to exceed $1.1 billion for Fiscal Year 2026. This will be the first issuance for the 2026 Fiscal Year.
On August 13, 2025, the Department issued $250 million Residential Mortgage Revenue Bonds, Series 2025 D (Non-AMT). The bonds settled on September 27, 2025 and proceeds were fully reserved in early November.
Despite some compression in the rate differential between bond loans and TBA loans, demand remains strong, and market conditions remain conducive for the issuance of additional series of tax-exempt mortgage revenue bonds under the Department’s Residential Mortgage Revenue Bond Trust Indenture (RMRB) to finance mortgage loans for very low, low, and moderate income homebuyers. THDCA is currently offering Bond Funded Mortgage loans 25 to 37.5 basis points lower than mortgage rates available under the TMP (aka TBA) Program.
The Department utilizes a continuous lending model whereby bond-funded mortgage loans are always available to borrowers. Demand remains strong and the Department currently has a pipeline of $100 million to be funded by RMRB 2026 Series A.
2026 A Bonds
The 2026 A Bonds will be issued in a maximum par amount of $250 million; total bond proceeds (par amount of bonds plus bond premium) will not exceed $270 million.
A portion of the proceeds, not to exceed par of $26,995,000 will utilize recycled volume cap and will be used to repay amounts owed under the Advances and Security Agreement between the Federal Home Loan Bank and the Department representing recycled repayments from September 1, 2025 through December 1, 2025.
The proceeds of the Series 2026 A Bonds will be used to finance the purchase of tax-exempt eligible mortgage loans, including down payment assistance second loans, made to first-time homebuyers (with certain limited exceptions) of low, very low, and moderate income, who are acquiring moderately priced residences, and to pay a portion of the costs of issuance of the RMRB Series 2026 A Bonds.
The 2026 A Bonds are expected to be offered as traditional RMRBs, with par serial bonds, par term bonds, and premium Planned Amortization Class (PAC) bonds. Issuing the 2026 A Bonds exclusively as tax-exempt will enable the Department to provide the lowest possible rates. Depending on market conditions, proceeds of the 2026 A Bonds may be invested in a Guaranteed Investment Contract (GIC) until expended; otherwise, proceeds will be invested in overnight obligations that meet indenture requirements.
2026 A Mortgage Loans
Mortgage loans will be 30-year, fixed rate loans guaranteed by FHA, VA, or USDA and pooled into Ginnie Mae MBS. Initially, borrowers will have the choice of unassisted loans without down payment assistance (DPA), three (3) points of DPA, or four (4) points of DPA. DPA will be offered as a 0% interest, non-amortizing, 30-year repayable second mortgage loan that is due on sale, refinance, or pay-off of the first loan. Unassisted first mortgage loans on this transaction are expected to be offered around 5.75%, while 3% repayable DPA loans should be around 6.00% and 4% repayable DPA loans are projected at 6.125%. DPA options will be subject to modification in response to borrower demand or market conditions.
The issuance of $250 million of par amount of 2026 A Bonds will provide for $250 million in par amount of mortgage loans to be originated. The associated down payment assistance, lender compensation, and servicing fees for the second loans are expected to total approximately $11.5 million.
Underwriting Team
Morgan Stanley will serve as Book Running Senior Manager, with RBC and Jefferies as co-senior managers, with Ramirez, JP Morgan, Piper Sandler, Wells Fargo, and Loop Capital serving as co-managers for this transaction. Selling Group members are Bank of America and Fidelity Capital Markets.
Timing
Preliminarily, the key events are as follows, and subject to change:
November 8, 2025 Program Funds Available for Reservation
December 30 , 2025 Preliminary Official Statement to be Released
January 12 & 13, 2026 Bonds Priced, Bond Purchase Agreement to be Executed
January 20, 2026 Official Statement to be Released
February 17, 2026 Bond Closing
Department Contribution
The contribution by the Department is projected to be $6,009,106.47 and will not exceed $10 million, which will to be used to fund a portion of the down payment and closing cost assistance and costs related to the acquisition of qualifying mortgage loans (including the payment of lender compensation and servicing fees for second mortgage loans) and to pay all or a portion of the costs of issuance of the 2026 A Bonds. The contribution will be funded from amounts on deposit in the RMRB indenture. Capitalized interest of up to $10 million may be paid from the RMRB indenture as necessary. Cap-I is currently projected to be around $2 million. As with prior transactions, these amounts are maximums; the actual contribution and capitalized interest expense are expected to be less than that approved by the Board.
Summary
Staff will continue to work with the Department’s financing team to ensure the economic viability of the 2026 A Bonds. Depending on market conditions and other factors, the amount of 2026 A Bonds issued may be less than described herein.
Exhibits
The Exhibits for this issuance can be found online at the Department’s Board Meeting Information Center website: <http://www.tdhca.state.tx.us/board/meetings.htm>.