One of the biggest myths in San Antonio real estate is that you need a large pile of cash saved to buy a home. You don't. Texas has some of the most generous down payment assistance programs in the country, and a significant percentage of buyers in the San Antonio metro qualify for them without knowing it.

Here's a complete breakdown of what's available in 2026, who qualifies, and how to use these programs.

Why Down Payment Assistance Matters

The down payment and closing costs are the primary financial barrier to homeownership for most buyers. While loan programs like FHA only require 3.5% down, on a $290,000 home that's still $10,150 — plus $6,000–$9,000 in typical closing costs. Coming up with $15,000–$20,000 in liquid savings while also paying rent is genuinely hard.

Texas DPA programs can cover that gap entirely in many cases. You could close on a home with little to nothing out of pocket.

Program 1: My First Texas Home (TDHCA)

Administered by: Texas Department of Housing and Community Affairs
What it provides: Down payment and closing cost assistance equal to 2%, 3%, 4%, or 5% of your loan amount, provided as a low-interest second loan (30-year term, deferred payment option available)

Eligibility:

First-time homebuyer (or someone who hasn't owned in the past 3 years)
Purchase price limit: $404,690 for Bexar County (2026)
Income limit: approximately $97,000–$115,000 depending on household size
Credit score: 620 minimum
Must complete an 8-hour homebuyer education course

Compatible loan types: FHA, VA, USDA, Conventional
Available statewide, including all San Antonio ZIP codes

Best for: First-time buyers who need help with both down payment and closing costs.

Program 2: Home Sweet Texas (TDHCA)

Administered by: Texas Department of Housing and Community Affairs
What it provides: Same 2%–5% assistance as My First Texas Home, but no first-time buyer requirement

Eligibility:

Income limit: same as My First Texas Home
Credit score: 620+
Purchase price limits apply
Primary residence only

This program is often overlooked because buyers assume they don't qualify if they've owned before. If you owned a home 4 years ago and are buying again today, you can use Home Sweet Texas.

Best for: Repeat buyers or anyone who doesn't meet the first-time buyer definition.

Program 3: My Choice Texas Home (TDHCA)

Administered by: Texas Department of Housing and Community Affairs
What it provides: 5% of the loan amount in down payment/closing cost assistance as a 0% interest, forgivable second lien — meaning you don't pay it back if you stay in the home long enough

Eligibility:

Open to all buyers (no first-time requirement)
Credit score: 640+ (slightly higher than the other TDHCA programs)
Income and purchase price limits apply
Available with conventional loans only through this specific structure

Best for: Buyers with slightly stronger credit who want the maximum assistance with the most favorable repayment terms.

Program 4: Homes for Texas Heroes (TSAHC)

Administered by: Texas State Affordable Housing Corporation
What it provides: 3%–5% down payment assistance as either a grant (no repayment ever) or a deferred second lien

Who qualifies — specific professions:

Veterans and active duty military
Teachers (Pre-K through 12th grade)
Firefighters and EMS personnel
Law enforcement officers
Corrections officers
Nursing faculty and allied health faculty
Professional nurses

Eligibility:

No first-time buyer requirement
Income limits vary by county and household size
Credit score: 620+ for most loan types
Purchase price limits apply for Bexar County

Why this stands out: The grant option means the money never has to be repaid — it's genuinely free money toward your down payment. For veterans who don't want to use their VA loan benefit (or who have used it already), combining Homes for Texas Heroes with an FHA loan can result in very low out-of-pocket costs.

Best for: Veterans, teachers, first responders, and healthcare workers in San Antonio.

Can You Stack DPA with a VA Loan?

Yes — with important nuances.

VA loans already require $0 down, so the down payment assistance isn't needed for that purpose. However, DPA funds can be applied toward VA loan closing costs, which typically run $5,000–$10,000. This can make a VA loan genuinely zero out-of-pocket at closing.

Not all DPA programs allow this stacking, and the mechanics vary by program. Trey Garza works with buyers on this regularly — it's one of the more powerful combinations available to San Antonio veterans.

Income and Purchase Price Limits for Bexar County (2026)

Household Size	Income Limit (approx.)
1–2 persons	$97,000
3+ persons	$111,550

Purchase price limits vary slightly by program but generally cap around $400,000–$425,000 for Bexar County. Most San Antonio homes are well within these limits.

Note: Limits are updated annually. Verify current figures with your loan officer.

How the Process Works

Get pre-approved — your loan officer determines which DPA programs you qualify for based on income, credit, and loan type
Complete homebuyer education — required for most TDHCA programs; an 8-hour online or in-person course
Shop for a home — with your pre-approval and DPA commitment in hand
DPA is structured at closing — it shows up as a credit on your Closing Disclosure, reducing what you bring to the table

The DPA process doesn't significantly slow down your closing timeline when it's handled upfront.

Common Misconceptions About DPA

"I make too much money." Many buyers assume they don't qualify because they earn a decent income. The income limits are higher than people expect — a household of three earning $111,000 can still qualify in Bexar County.

"The programs ran out of money." Some DPA programs are reservation-based and do temporarily exhaust funding. Others are funded differently and are nearly always available. Your loan officer knows which programs are currently active.

"It's too complicated." It adds a few steps and requires a homebuyer education course, but it's not materially more complex than a standard purchase for the buyer. Your loan officer handles the program mechanics.

Let's Find the Right Program for You

Trey Garza at Home Finish Line works with buyers across the San Antonio metro who use TDHCA and TSAHC programs every week. He'll tell you exactly which programs you qualify for, how much assistance you can receive, and what your actual out-of-pocket costs will be at closing.

Book a free 30-minute call to get your personalized breakdown, or start your pre-approval and let's run your numbers.

Trey Garza | NMLS# 2700813 | Efinity Mortgage | San Antonio, TX