San Antonio has more active down payment assistance programs than most buyers realize — and the difference between knowing which ones exist and not knowing can be $14,000 to $30,000 in assistance that qualifying buyers leave on the table simply because nobody told them to ask. TSAHC Home Sweet Texas. TSAHC Homes for Texas Heroes. TDHCA My First Texas Home. The City of San Antonio Homeownership Incentive Program. The City of San Antonio Neighborhood Housing Services programs. VA financing that eliminates the down payment entirely. USDA financing that does the same in eligible communities. And combination strategies that stack grant dollars against seller concessions to produce zero cash-to-close transactions at current SA price points. This guide covers every active program available to San Antonio buyers in 2026 — who qualifies, how much each delivers, and how to stack them for maximum impact.
Brock Bremmer | Real Estate Agent | eXp Realty | San Antonio Metro Area
Also see: Zero Down Guide | TSAHC Home Sweet Texas | First-Time Buyer Guide
Every Active DPA Program in San Antonio — 2026 Overview
| Program | Amount | Type | First-time required | Income limit (Bexar Co) | Credit min |
| TSAHC Home Sweet Texas | Up to 5% of loan amount | Grant (no repayment) or 3-yr forgivable lien | No | ~$112,000 (family 3+) | 620 |
| TSAHC Homes for Texas Heroes | Up to 5% of loan amount | Grant or 3-yr forgivable lien | No | Often higher than HST | 620 |
| TDHCA My First Texas Home | Up to 5% of loan amount | 0% deferred second lien | Yes (or 3-yr gap) | Varies by county — verify | 620 |
| MCC (paired with TSAHC/TDHCA) | 15% of annual interest = up to $2,000+/yr | Annual federal tax credit | Yes (or 3-yr gap) | Same as paired program | 620 |
| City of SA HIP 120 | Up to $15,000 | Mortgage assistance — verify current terms | Yes (3-yr gap) | Income-eligible — verify at city | Verify |
| VA Loan | 100% financing — zero down | Federal loan benefit | No | None | 580–620 |
| USDA Loan | 100% financing — zero down | Federal loan benefit | No | ~$119,850 (1–4 person, most counties) | 640 |
Critical note on all programs: Income limits, purchase price caps, and program terms are updated annually and vary by county, household size, and census tract designation. Always verify current limits at the program’s official source before making decisions. The figures above reflect 2026 guidance — confirm with a program-approved lender for your specific situation.
Program 1 — TSAHC Home Sweet Texas
The most widely used DPA program in San Antonio — available to first-time and repeat buyers within income limits, carrying no first-time buyer requirement, and structured as a true grant that requires zero repayment:
- Amount: 3%–5% of the loan amount — buyer’s choice within the range. Most buyers choose 5% to maximize coverage
- Structure options: Grant (zero repayment ever) or deferred forgivable second lien (forgiven after 3 years of owner-occupancy, repayable only if you sell or refinance within 3 years)
- Who qualifies: Any buyer meeting income limits and purchase price caps — no profession or first-time buyer requirement
- 2026 Bexar County income limit: Approximately $112,000 for a family of 3 or more — higher than most buyers assume. Targeted census tract addresses carry expanded limits above this cap
- Purchase price cap: Approximately $350,000–$400,000 for Bexar County — verify at tsahc.org for current figures
- Loan types: FHA, VA, USDA, and conventional
- MCC available: First-time buyers can pair with the MCC tax credit (fee applies — free for Heroes buyers)
- Lender requirement: Must use a TSAHC-approved participating lender
Best for: Repeat buyers who don’t qualify as first-time, buyers who have previously owned a home within the past 3 years, and any qualifying buyer who wants a grant with no repayment risk over the ownership period.
Full details: TSAHC Home Sweet Texas Complete Guide
Program 2 — TSAHC Homes for Texas Heroes
The most powerful DPA program for San Antonio’s largest buyer segments — military, teachers, first responders, and nurses. Same 5% assistance structure as Home Sweet Texas with two critical advantages: higher income limits for qualifying professions and a free MCC for first-time Heroes buyers:
- Amount: 3%–5% of the loan amount — same structure as Home Sweet Texas
- Who qualifies: Full-time public school educators (teachers, aides, librarians, counselors, school nurses), police officers, firefighters and EMS personnel, corrections officers, veterans and active duty military, registered nurses at qualifying institutions
- Income limits: Often higher than Home Sweet Texas for qualifying professions — verify current Bexar County Heroes limits at tsahc.org. This is the primary reason Heroes buyers should always apply under Heroes rather than Home Sweet Texas even if they qualify for both
- MCC: Free for Texas Heroes buyers — the same MCC that costs a fee under Home Sweet Texas is provided at no cost to Heroes. Over a 7-year ownership period, the free MCC adds approximately $14,000–$21,000 in cumulative federal tax savings on top of the upfront grant
- Loan types: FHA, VA, USDA, and conventional
- First-time buyer requirement: None — repeat buyers in qualifying professions access the same benefits
Best for: NISD, NEISD, SCUCISD, Comal ISD, and Judson ISD teachers. JBSA military families. SAPD, SAFD, and Bexar County Sheriff’s Office personnel. Medical Center nurses. Any buyer employed full-time in a qualifying Hero profession.
Full details: TSAHC Homes for Texas Heroes Complete Guide
Program 3 — TDHCA My First Texas Home
The Texas Department of Housing and Community Affairs operates a parallel DPA program with a different structure than TSAHC — a 0% deferred second lien rather than a grant, with a companion MCC tax credit:
- Amount: Up to 5% of the loan amount as a 0% interest deferred second lien — no monthly payments, no interest accruing. Repayment required when you sell, refinance, or the home ceases to be your primary residence
- Key difference from TSAHC: The TDHCA second lien is deferred but not forgiven — it must be repaid eventually (from sale proceeds or refinance). TSAHC’s grant option requires zero repayment. For buyers planning long-term ownership, TSAHC’s grant is typically the better structure. For buyers who expect to sell within 3–7 years and want the lowest possible rate on their first mortgage, TDHCA’s deferred lien may pair with more competitive first-mortgage rates in some market conditions
- First-time buyer requirement: Must not have owned a home in the past 3 years — stricter than TSAHC’s no-requirement structure. Veterans may be exempt from the 3-year lookback — verify with a TDHCA-participating lender
- MCC available: Paired with TDHCA’s 15% annual mortgage interest tax credit — same MCC benefit as TSAHC’s program. Verify current annual cap structure with your lender
- Income and purchase price limits: Vary by county — verify current Bexar County limits through a TDHCA-participating lender before making program decisions
Best for: First-time buyers who specifically want a 0% deferred second lien structure, buyers whose income or situation makes them ineligible for TSAHC programs, and buyers whose lender offers TDHCA but not TSAHC participation.
Program 4 — Mortgage Credit Certificate (MCC)
Not a down payment program on its own — but the most overlooked financial benefit available to qualifying San Antonio first-time buyers, and the one that delivers the most cumulative value over the ownership period:
- What it delivers: 15% of annual mortgage interest paid returned as a federal income tax credit — every year you occupy the home as your primary residence
- Annual value at current SA price points: Approximately $2,300–$3,100 annually depending on loan amount and interest rate
- Cumulative value over 7-year ownership: $16,000–$21,000 in federal tax savings
- Must be paired with DPA: TSAHC’s standalone MCC program was discontinued in November 2023. The MCC is now only available paired with TSAHC’s Home Sweet Texas or Texas Heroes DPA programs, or through TDHCA’s My First Texas Home program
- Free for Texas Heroes: No fee for Heroes buyers — a meaningful advantage over Home Sweet Texas buyers who pay a fee for the same benefit
- Apply at closing — not after: Cannot be added retroactively. Must be applied for simultaneously with the DPA loan at closing
- W-4 withholding adjustment: MCC holders can reduce federal withholding to receive the credit benefit monthly rather than as an annual refund — putting $190–$260/month back in take-home pay immediately
Full details: MCC Complete Guide
Program 5 — City of San Antonio HIP 120
The City of San Antonio operates the Homeownership Incentive Program (HIP 120) for income-eligible buyers purchasing within San Antonio city limits:
- Amount: Up to $15,000 in mortgage assistance for qualifying first-time buyers
- Who qualifies: Income-eligible first-time buyers (have not owned a home in the past 3 years) purchasing within the City of San Antonio city limits
- Geographic restriction: City limits only — properties in unincorporated Bexar County, Converse, Universal City, Live Oak, Leon Valley, and other incorporated cities within Bexar County are not eligible under this program
- Income limits: Verified at the city level — contact the City of San Antonio’s Neighborhood Housing Services or visit the city’s housing programs page for current income limits and application process. Limits and program availability are subject to funding cycles
- Stacking: The city program may be stackable with TSAHC or TDHCA assistance in some cases — verify with a participating lender whether combined city + state assistance is permissible at your target property
Important note: City programs are funded through annual appropriations and can be suspended, modified, or exhausted mid-year. Verify current program availability directly with the City of San Antonio before building city assistance into your budget. Brock connects buyers targeting city-limit properties with lenders familiar with the HIP 120 program’s current availability and application process.
Best for: Buyers specifically targeting homes within San Antonio’s city limits who meet the income eligibility requirements and want to layer city assistance on top of state programs.
Program 6 — VA Loan (Zero Down)
Not technically a DPA program — but the most powerful zero-down tool available to any qualifying buyer, and the starting point for every military buyer conversation before other programs are considered:
- Down payment: Zero — 100% financing
- Mortgage insurance: None — ever. The monthly payment savings versus FHA’s 0.55% annual MIP are significant over the ownership period
- Funding fee: 2.15% (first use, zero down) — financeable into the loan, waived for 10%+ disability
- Seller concessions: Up to 4% — higher than conventional’s 3%, enabling larger closing cost coverage
- Geographic eligibility: All SA metro communities — no rural restriction
- Income limit: None
Full details: VA Loan Complete Guide | VA Jumbo Guide
Program 7 — USDA Loan (Zero Down in Eligible Communities)
Zero-down financing for buyers targeting USDA-eligible SA communities — including several established suburbs that surprise buyers with their eligibility:
- Down payment: Zero — 100% financing
- Annual fee: 0.35% of loan balance — paid monthly (lower than FHA’s 0.55%)
- Upfront fee: 1% of loan amount — financeable into the loan
- Best SA communities: Boerne/Kendall County (98%+ eligible), Marion, Seguin, Castroville, Bulverde, Spring Branch
- Income limit: ~$119,850 for 1–4 person households (most SA-area counties). Comal County: ~$90,300 for 1–4 person households — lower than national standard
- Credit minimum: 640 at most USDA-approved lenders
Full details: USDA Loan Complete Guide
The Stacking Strategy — Maximum Combined Assistance
The most financially efficient first-time buyer transaction in the San Antonio market combines multiple program benefits simultaneously. Here are the three most common effective stacks:
Stack 1 — Texas Heroes buyer, Bexar County community
- TSAHC Texas Heroes 5% grant: covers down payment entirely
- Free MCC: 15% of annual mortgage interest back as federal tax credit every year
- Seller concession 2%–3%: covers closing costs
- VA funding fee exemption (if 10%+ disability): eliminates the only remaining cost
- Result: zero cash to close + $2,300–$3,100/year in ongoing federal tax savings
Stack 2 — First-time buyer, non-Hero profession, Bexar County community
- TSAHC Home Sweet Texas 5% grant: covers down payment
- MCC (with fee): 15% of annual mortgage interest as federal tax credit
- Seller concession 2%–3%: covers closing costs
- Result: near-zero cash to close + annual MCC savings
Stack 3 — Non-VA, non-Hero buyer targeting USDA-eligible community
- USDA zero down: eliminates down payment
- Seller concession 2%–3%: covers closing costs
- TDHCA My First Texas Home DPA (if eligible and stackable with USDA): additional assistance toward closing costs
- Result: zero to near-zero cash to close in Boerne, Marion, Seguin, Castroville, Bulverde, or Spring Branch
How to Choose the Right Program — The Decision Path
- VA-eligible? Start with VA. No monthly MI, 4% seller concession, no income limit. Add TSAHC Heroes grant if also Heroes-eligible to cover closing costs. If VA covers everything — stop here
- Heroes profession (non-VA)? TSAHC Texas Heroes + free MCC. Highest income limits, free MCC, best long-term structure for most Heroes buyers
- Targeting USDA-eligible community within income limits? USDA zero down + seller concession for closing costs. Best non-military, non-Heroes path in eligible communities
- First-time buyer, non-Hero, Bexar County, within income limits? TSAHC Home Sweet Texas + MCC (with fee) + seller concession. Standard first-time buyer optimal stack
- Repeat buyer, non-Hero, within income limits? TSAHC Home Sweet Texas without MCC. Still provides 5% grant — repeat buyer’s most accessible path
- City of SA purchase within income limits? Layer HIP 120 on top of applicable state program — verify stackability and current program availability
Frequently Asked Questions: DPA in San Antonio
What is the best down payment assistance program in San Antonio?
For military and veteran buyers: VA financing is the starting point — zero down, no MI, 4% seller concession. Pair with TSAHC Texas Heroes grant if also Heroes-eligible for closing cost coverage. For teachers, firefighters, nurses, and first responders: TSAHC Homes for Texas Heroes with the free MCC — highest income limits and the strongest combined first-year benefit of any DPA program in the market. For general first-time buyers: TSAHC Home Sweet Texas with MCC — accessible income limits, genuine grant structure, and the MCC’s annual tax savings over the ownership period. There is no single best program — the right answer depends on military status, profession, income, and target community.
Can I stack multiple down payment assistance programs in San Antonio?
Some combinations are stackable — VA financing with a TSAHC Heroes grant covering closing costs, USDA with seller concessions, and City of SA HIP 120 layered on top of state programs in some cases. Not all combinations are permissible — each program has specific requirements about what other assistance can be received simultaneously. A TSAHC-approved lender will confirm which combinations are permissible for your specific situation, loan type, and target property. Brock connects buyers with lenders who specifically manage program stacking rather than defaulting to single-program advice.
Do I have to repay TSAHC down payment assistance?
Depends on which structure you choose at the time of application. Grant option: zero repayment ever — the most common choice for SA buyers. Deferred forgivable second lien: repayment required only if you sell or refinance within 3 years — forgiven entirely after 3 years of owner-occupancy. TDHCA My First Texas Home’s second lien is deferred but not forgiven — it must be repaid from sale proceeds or refinance when you exit the home. Choose the structure that matches your expected ownership timeline. See our TSAHC Home Sweet Texas guide for the full grant vs second lien comparison.
Are there down payment assistance programs for repeat buyers in San Antonio?
Yes — TSAHC Home Sweet Texas and TSAHC Homes for Texas Heroes are both available to first-time and repeat buyers with no ownership history requirement. The MCC tax credit requires first-time buyer status (no ownership in past 3 years) — but the underlying DPA grant is available regardless. Repeat buyers within Bexar County income limits (~$112,000 for family of 3+) can access up to 5% of the loan amount as a grant through TSAHC without demonstrating first-time buyer status. The City of SA HIP 120 program does require first-time buyer status — verify current terms directly with the city.
Ready to Find Your DPA Program?
Brock Bremmer with eXp Realty identifies which programs apply to your specific situation, connects you with approved lenders experienced in each program type, verifies income eligibility against current county limits, and structures offers that stack program assistance with seller concessions for maximum cash-to-close efficiency.
- 📞 Call or text: 210-501-5088
- 📧 Email: [email protected]
- 🌐 Website: brockbremmer.com
- 📅 Schedule a free consultation
Also see: TSAHC Home Sweet Texas | TSAHC Texas Heroes | MCC Guide | USDA Guide | Zero Down Guide