Buying a home in San Antonio with zero down payment is not a loophole or an edge case — it is a well-established, repeatable transaction structure that thousands of San Antonio buyers complete every year through four distinct paths that the market supports better than almost any other metro in the country. VA zero down for eligible military and veterans. USDA zero down for buyers targeting Boerne, Marion, Seguin, Castroville, Bulverde, and Spring Branch. TSAHC grant covering the FHA or conventional down payment entirely for qualifying first-time and repeat buyers. And combinations of these programs that stack grant dollars against seller concessions to eliminate closing costs simultaneously. The belief that you need $15,000–$30,000 saved before buying in San Antonio is simply outdated for buyers who know which path applies to their situation. This guide assembles all four zero-down paths in one place — who qualifies for each, which communities they work in, and what the actual monthly cost looks like at current SA price points.
Brock Bremmer | U.S. Air Force Reserves Veteran | Real Estate Agent | eXp Realty
San Antonio Zero-Down Purchase Specialist
Also see: First-Time Buyer Guide | TSAHC Home Sweet Texas | USDA Loan Guide
The Four Zero-Down Paths in San Antonio
| Path | Who qualifies | Best communities | Credit minimum | Income limit |
| VA Loan | Eligible veterans, active duty, surviving spouses | All SA metro communities | None (but some lenders have requirements) | None |
| USDA Loan | Any buyer in eligible rural areas within income limits | Boerne, Marion, Seguin, Castroville, Bulverde, Spring Branch | 640 (most lenders) | ~$119,850 (1–4 person, most counties) |
| TSAHC Grant + FHA | First-time and repeat buyers within income limits | All communities within purchase price cap (~$350K–$400K Bexar) | 580 (FHA) / 620 (TSAHC) | ~$112,000 (Bexar Co, family 3+) |
| TSAHC Grant + Conventional | First-time and repeat buyers, 620+ credit | Same as above | 620 | ~$112,000 (Bexar Co, family 3+) |
Each path has distinct advantages, limitations, and ongoing cost structures. The right path depends on your military status, target community, credit score, household income, and how long you plan to own. This guide walks through each one specifically.
Path 1 — VA Loan: The Strongest Zero-Down Tool in the Market
For VA-eligible buyers — veterans, active duty service members, National Guard and Reserves members with qualifying service, and eligible surviving spouses — the VA loan is the most powerful financing tool available in any market, and San Antonio is one of the best VA loan markets in the country:
- Zero down payment — 100% financing with no down payment required
- No monthly mortgage insurance — ever. FHA charges 0.55% annually for the life of the loan. Conventional PMI runs 0.5%–1.5% until 20% equity. VA charges neither — the monthly payment savings are significant over the ownership period
- 2026 Bexar County conforming limit: $832,750 — covers virtually every home in the SA metro at zero down for full-entitlement buyers. Above $832,750, VA jumbo allows zero down through lenders with jumbo VA programs. See our VA Jumbo Guide
- VA funding fee: 2.15% of loan amount for first-time use with zero down — financeable into the loan. Veterans with 10%+ service-connected disability rating pay zero funding fee. On a $270,000 purchase, the funding fee is approximately $5,805 — financeable, not out-of-pocket
- 4% seller concession allowance: VA allows sellers to contribute up to 4% of the purchase price toward buyer’s closing costs, prepaid items, and funding fee — higher than conventional’s 3% cap. In the current buyer’s market with real seller concession availability across SA communities, this frequently produces a genuinely zero cash-to-close transaction
- Works in every SA community: Unlike USDA, VA has no geographic restriction — Converse, Universal City, Alamo Ranch, Stone Oak, Boerne, New Braunfels, and every other community in the metro are VA-eligible
VA zero-down monthly cost at current SA price points
| Purchase price | Loan amount (with funded fee) | P&I at 6.5% | Bexar Co taxes + insurance est. | Total PITI est. |
| $245,000 (Converse) | $250,267 | ~$1,582/month | ~$573/month | ~$2,155/month |
| $270,000 (Universal City) | $275,806 | ~$1,744/month | ~$627/month | ~$2,371/month |
| $310,000 (Cibolo/Schertz entry) | $316,665 | ~$2,002/month | ~$647/month | ~$2,649/month |
| $340,000 (Alamo Ranch/NB entry) | ~$347,310 | ~$2,196/month | ~$720/month | ~$2,916/month |
See our complete VA Loan Guide and Military Buyer Guide for the full VA purchase process.
Path 2 — USDA Loan: Zero Down in the Hill Country and Rural Corridors
USDA Rural Development financing delivers zero down for buyers targeting communities that most San Antonio buyers would never describe as rural — but that USDA eligibility maps classify as eligible based on population density:
- Best SA metro communities for USDA: Boerne and Kendall County (98%+ of addresses eligible), Marion, Seguin, Castroville, Bulverde, and Spring Branch. Partial eligibility in outer New Braunfels sections and outer Helotes addresses. Most inner Bexar County communities are not eligible
- Zero down payment — 100% financing like VA, but available to non-military buyers in eligible locations
- 1% upfront guarantee fee — financeable into the loan (versus VA’s 2.15% funding fee). On a $290,000 purchase, that’s $2,900 financed — significantly lower than VA’s upfront cost
- 0.35% annual fee — paid monthly for the life of the loan. On a $290,000 loan, approximately $85/month. Lower than FHA’s 0.55% annual MIP but present where VA has none
- Income limits apply: Total household income from all adult members cannot exceed approximately $119,850 for 1–4 person households in most SA-area counties. Comal County (New Braunfels, Bulverde) applies lower local limits of approximately $90,300 for 1–4 person households. Verify current limits at the USDA eligibility tool before making program decisions
- 640 credit minimum at most USDA-approved lenders — higher than VA’s 580–620 floor
USDA zero-down monthly cost — Boerne example
- Purchase price: $390,000 (Boerne entry-level)
- Loan amount with financed 1% guarantee fee: $393,900
- P&I at 6.5% (30yr): ~$2,490/month
- USDA annual fee (0.35%): ~$115/month
- Kendall County taxes + insurance: ~$720/month
- Total PITI: ~$3,325/month — zero down
See our complete USDA Loan Guide for the full community eligibility breakdown and income limit details.
Path 3 — TSAHC Grant + FHA: Zero Down for Non-Military Bexar County Buyers
For buyers without VA or USDA eligibility targeting Bexar County communities, the TSAHC grant stacked against FHA financing produces the most accessible zero-down path:
- How it works: TSAHC Home Sweet Texas or Texas Heroes provides up to 5% of the loan amount as a grant. FHA requires 3.5% down. On a $270,000 purchase, TSAHC’s 5% grant provides $13,500 — more than covering FHA’s $9,450 down payment requirement. The remaining grant dollars apply toward closing costs
- Who qualifies: First-time and repeat buyers within Bexar County income limits (~$112,000 for family of 3+ in 2026). Texas Heroes (military, teachers, firefighters, nurses, police, corrections) often qualify at higher income limits. 620 credit minimum for TSAHC; FHA accepts 580 but TSAHC’s 620 minimum governs
- Communities within purchase price cap: Converse, Universal City, Live Oak, Leon Valley, most of Seguin, Marion, Castroville, and entry sections of Cibolo and Alamo Ranch. Verify current Bexar County purchase price cap at tsahc.org — approximately $350,000–$400,000
- Ongoing FHA mortgage insurance: 0.55% annually for the life of the loan — the primary ongoing cost disadvantage versus VA. On a $260,000 FHA loan, that’s approximately $119/month that VA buyers don’t pay
TSAHC + FHA zero-down example — $265,000 in Leon Valley
- Purchase price: $265,000
- TSAHC 5% grant: $13,175 (covers $9,275 FHA down + $3,900 toward closing costs)
- FHA loan amount with financed 1.75% MIP: $260,519
- P&I at 6.75% TSAHC rate: ~$1,690/month
- FHA annual MIP (0.55%): ~$119/month
- Bexar County taxes + insurance: ~$619/month
- Total PITI: ~$2,428/month — zero down
See our complete TSAHC Home Sweet Texas guide and Texas Heroes guide.
Path 4 — TSAHC Grant + Conventional: Zero Down With Better Long-Term Cost
For buyers with 620+ credit who qualify for TSAHC assistance, conventional financing paired with the TSAHC grant produces lower long-term cost than TSAHC + FHA because conventional PMI cancels at 20% equity:
- How it works: TSAHC 5% grant covers the 3% conventional minimum down payment with dollars remaining for closing costs. At 620+ credit, conventional PMI runs approximately 0.8%–1.2% initially — higher than FHA’s 0.55% in early years but cancels automatically at 78% LTV (approximately year 9 at normal amortization) versus FHA’s life-of-loan MI
- The crossover point: For most SA buyers at 640+ credit with TSAHC + conventional, cumulative MI costs cross below TSAHC + FHA cumulative costs between years 8 and 11 — making conventional the better long-term structure for buyers planning to own 8+ years without refinancing
- Income boost from MCC: First-time buyers pairing TSAHC + conventional with an MCC tax credit receive 15% of annual mortgage interest back against their federal tax bill every year — adding $2,000–$3,000 annually in after-tax savings on top of the zero-down structure. See our MCC Guide
Stacking — How to Reach True Zero Cash-to-Close
Down payment is only one component of closing costs. Achieving true zero cash-to-close — zero out of pocket at the closing table — requires addressing both the down payment and the closing costs simultaneously:
VA zero cash-to-close stack
- VA loan: zero down payment
- Seller concession (up to 4% VA allowance): covers closing costs, prepaid items, and property taxes at closing
- VA funding fee: financed into the loan — not out of pocket
- Result: zero cash to close for buyers with 10%+ disability (no funding fee) and seller concession covering closing costs. Near-zero for buyers without disability exemption where funded fee is financed
TSAHC + FHA zero cash-to-close stack
- TSAHC 5% grant: covers 3.5% FHA down payment + partial closing costs
- Seller concession (2%–3% — common in 2026 buyer’s market): covers remaining closing costs
- FHA upfront MIP: financed into loan
- Result: zero to near-zero cash to close at most SA price points within the program’s purchase price cap
USDA zero cash-to-close stack
- USDA loan: zero down payment
- USDA 1% guarantee fee: financed into loan
- Seller concession (2%–3%): covers closing costs
- Result: zero cash to close in USDA-eligible communities when seller concession covers closing costs
The current SA market context: With average days on market running 45–185 days across most SA metro communities and genuine buyer leverage available, seller concessions of 2%–3% are a realistic negotiating outcome in most 2026 transactions — not an exceptional ask. Brock structures every zero-down offer to include a seller concession request calibrated to the specific community’s market conditions.
What Zero Down Actually Costs — The Honest Monthly Picture
Zero down doesn’t mean zero cost. Monthly payments on zero-down purchases at current rates are real and must be assessed against household income honestly:
- VA zero down at $270,000: ~$2,371/month PITI — manageable at E-6+ BAH with dependents or household income of $80,000+
- USDA zero down at $290,000 (Seguin): ~$2,300/month PITI — appropriate for household income of $72,000+
- TSAHC + FHA at $255,000 (Converse): ~$2,320/month PITI — appropriate for household income of $70,000+
The general guideline is that total housing cost (PITI) should not exceed 28%–31% of gross monthly income for financial stability. At these price points, zero-down purchases are sustainable for households earning $70,000–$85,000+ — not entry-level wages, but well within reach for teachers, first responders, healthcare workers, and military families at E-5 and above.
Frequently Asked Questions: Zero Down in San Antonio
Can I really buy a home in San Antonio with zero down?
Yes — through four distinct paths. VA loan for military-eligible buyers (all SA communities, no income limit). USDA for buyers targeting Boerne, Marion, Seguin, Castroville, Bulverde, and Spring Branch within household income limits. TSAHC Home Sweet Texas grant (up to 5%) covering FHA or conventional down payment for buyers within Bexar County income limits (~$112,000 for family of 3+). TSAHC Homes for Texas Heroes grant (same 5%) for military, teachers, firefighters, nurses, and first responders. Seller concessions in the current buyer’s market eliminate closing costs simultaneously — producing true zero cash-to-close at most SA price points.
Which zero-down program is best for San Antonio military buyers?
VA loan — unambiguously. Zero down, zero monthly mortgage insurance, 4% seller concession allowance, and no income limit. The VA funding fee (2.15% first use, financeable) is the only cost not present in other programs — and it’s waived entirely for veterans with 10%+ service-connected disability. USDA and TSAHC are the right tools for military buyers who have exhausted or don’t have VA eligibility. See our VA Loan Guide and VA Military Buyer Guide.
Does TSAHC cover closing costs as well as the down payment?
Yes — the TSAHC grant is calculated as 5% of the loan amount and can be applied toward both down payment and closing costs. On a $265,000 purchase with a 5% TSAHC grant, the grant provides approximately $13,250. FHA’s 3.5% down payment requires $9,275 — leaving approximately $3,975 from the grant to apply toward closing costs. The remaining closing costs are typically covered through seller concessions (2%–3% in the current market). The combination produces near-zero or zero cash to close for most buyers within the program’s purchase price cap. See our TSAHC Home Sweet Texas guide.
What credit score do I need to buy with zero down in San Antonio?
Depends on which program: VA — most lenders require 580–620. USDA — most lenders require 640. TSAHC + FHA — TSAHC requires 620 (governs over FHA’s 580 minimum). TSAHC + Conventional — 620 minimum. The 620 credit score is the effective floor for most San Antonio zero-down paths outside of VA. Buyers at 580–619 with VA eligibility can still access zero down — VA’s credit flexibility is a meaningful advantage for buyers with imperfect credit history. If you’re below 620 and not VA-eligible, a 3–6 month credit improvement plan to reach 620 typically opens the TSAHC path. Ask your lender for a specific action plan if you’re close to a program threshold.
Ready to Buy With Zero Down in San Antonio?
Brock Bremmer with eXp Realty identifies which zero-down path applies to your specific situation, connects you with program-experienced lenders, verifies USDA eligibility for target addresses, structures offers with seller concessions that eliminate closing costs, and manages the complete zero-down transaction from pre-approval to keys.
- 📞 Call or text: 210-501-5088
- 📧 Email: [email protected]
- 🌐 Website: brockbremmer.com
- 📅 Schedule a free consultation
Also see: VA Loan Guide | USDA Loan Guide | TSAHC Home Sweet Texas | TSAHC Texas Heroes | FHA vs Conventional