Texas Down Payment Assistance Program: Financial Aid for Homebuyers

For many aspiring homeowners in Texas, the biggest hurdle is the upfront cost of a down payment and closing fees, not the monthly mortgage payment. Saving this large sum can delay or even prevent the dream of owning a home. A powerful solution exists to close this gap: the Texas down payment assistance program.

This network of programs offers financial aid to both first-time and repeat homebuyers, making homeownership a more attainable goal. The assistance comes in two main forms: grants that don't need to be repaid and forgivable second lien loans. These funds can cover the down payment and closing costs, significantly lowering the cash needed at closing.

It's important to know that this is not a direct government handout. These programs are public-private partnerships where state organizations provide the funds, but approved private mortgage lenders administer the aid. This means your journey to securing assistance starts and ends with your chosen lender, making their expertise crucial.

The Two Pillars of Statewide Assistance: TDHCA and TSAHC

Two primary organizations oversee most statewide down payment assistance programs in Texas. While both aim to make homeownership more affordable, they have different structures and serve homebuyers in complementary ways.

The Texas Department of Housing and Community Affairs (TDHCA)

The TDHCA is the state agency responsible for affordable housing and community assistance programs. Its mission is to help low-to-moderate-income families and other underserved populations. TDHCA's approach is needs-based, focusing on those who require the most help.

The agency's main initiatives fall under "The Texas Homebuyer Program," which includes two key options: My First Texas Home and My Choice Texas Home. These programs offer stable, low-interest mortgages combined with down payment assistance. As a government body, TDHCA's programs directly support community development and economic stability. You can find official information at https://www.tdhca.texas.gov/.

The Texas State Affordable Housing Corporation (TSAHC)

TSAHC is a private, self-sustaining nonprofit created by the Texas Legislature to promote homeownership. Its nonprofit status allows for greater operational flexibility. TSAHC offers two main programs: the Home Sweet Texas Home Loan Program for low- and moderate-income buyers, and the Homes for Texas Heroes Home Loan Program for public service professionals.

This dual approach allows TSAHC to support the general population while also providing targeted benefits to community pillars like teachers, first responders, and veterans. The official resource for TSAHC programs is https://www.tsahc.org/.

Exploring Your Statewide Program Options

Texas offers four main statewide programs, two from each major organization. Each is designed for a specific type of homebuyer, with unique benefits and eligibility rules.

My First Texas Home (TDHCA)

This TDHCA program is designed to give first-time homebuyers a significant advantage.

• Target Audience: It is exclusively for first-time homebuyers (anyone who hasn't owned a primary residence in three years) and qualified veterans.
• Primary Benefit: The program provides a 30-year, fixed-rate mortgage with a low interest rate, compatible with FHA, VA, and USDA loans.
• Assistance Amount: Buyers can receive up to 5% of the total loan amount for their down payment and closing costs.
• Key Feature: It can be combined with a Mortgage Credit Certificate (MCC), a federal income tax credit, creating the most comprehensive savings package from TDHCA.

My Choice Texas Home (TDHCA)

For those who don't qualify as first-time buyers, TDHCA offers this flexible alternative.

• Target Audience: This program is open to all qualified Texas homebuyers, including repeat buyers.
• Primary Benefit: It is compatible with conventional mortgage products, like the Fannie Mae HFA Preferred loan, in addition to government-backed loans.
• Assistance Amount: It also provides up to 5% of the first loan amount for down payment and closing costs.
• Key Differentiators: This program typically has higher income limits but cannot be combined with a Mortgage Credit Certificate.

Homes for Texas Heroes (TSAHC)

This TSAHC program is a way of giving back to professionals who serve Texas communities.

• Target Audience: It is specifically for individuals in "hero" professions, including:
• Educators (teachers, aides, librarians, counselors, nurses in public schools).
• First responders (police officers, firefighters, EMS personnel).
• Public security officers.
• Veterans or active-duty military members.
• Correction and juvenile corrections officers.
• Nursing and allied health faculty.
• Primary Benefit: There is no first-time homebuyer requirement.
• Assistance Amount: Participants can receive up to 5% of their loan amount for down payment and closing costs.
• Key Feature: If a qualifying hero is also a first-time homebuyer, they can combine this assistance with a Mortgage Credit Certificate (MCC) and TSAHC will waive the MCC fee, an additional $500 savings.

Home Sweet Texas Home (TSAHC)

This is TSAHC's main program for the general public, ensuring all qualified Texans have access to support.

• Target Audience: It is open to any Texas resident who meets the credit and income requirements but does not work in a designated "hero" profession.
• Primary Benefit: It provides the same financial benefits and loan options as the Homes for Texas Heroes program.
• Assistance Amount: Homebuyers can receive up to 5% of the first mortgage loan amount.
• Key Feature: First-time homebuyers can combine this assistance with a Mortgage Credit Certificate for maximum savings.

Understanding the Financial Aid: Grants vs. Forgivable Loans

Down payment assistance is offered in several different forms. Understanding the structure of the aid is key to aligning it with your long-term homeownership plans.

Grants (The "Free Money" Option)

A grant is the most desirable form of assistance because it is a gift that does not have to be repaid. TSAHC is well-known for offering a grant option. This aid often comes with the condition that the buyer must not sell or refinance the home within a short period, such as six months, to ensure the funds are used for stable homeownership.

Deferred Forgivable Second Lien Loans (The "Earned Money" Option)

This is a common form of assistance from both TDHCA and TSAHC.

• The aid is provided as a second mortgage on the property.
• This loan has a 0% interest rate and requires no monthly payments.
• The loan is completely forgiven after a set period, usually three years, if program conditions are met.

The main condition for forgiveness is that you must live in the home as your primary residence and not sell, transfer the title, or refinance during the forgiveness period. If you move or refinance early, the loan must be repaid.

Deferred Repayable Second Lien Loans (The "Pay It Forward" Option)

This type of assistance, often associated with TDHCA, also functions as a 0% interest, no-payment second loan. However, this loan is not forgiven over time. The full amount must be repaid when:

• The home is sold.
• The first mortgage is refinanced.
• The first mortgage is paid off in full.

This structure allows the state to recycle the funds to help future homebuyers, making the program self-sustaining.

Qualifying for Assistance: Core Eligibility Requirements

While each program has specific rules, a set of core requirements applies to nearly all down payment assistance in Texas. These criteria ensure responsible lending and that the aid reaches its intended recipients.

• Minimum Credit Score: A FICO score of 620 is the most common requirement, though some conventional loan options may require a 640.
• Income and Purchase Price Limits: Programs have strict limits on household income and the home's purchase price to serve low-to-moderate-income Texans. These limits vary significantly by county and are updated regularly. Buyers must check the official TDHCA and TSAHC charts for current figures.
• First-Time Homebuyer Definition: For certain programs, a "first-time homebuyer" is someone who has not owned a primary residence in the last three years.
• Mandatory Homebuyer Education: All borrowers are required to complete a state-approved homebuyer education course before closing.
• Primary Residence Occupancy: The purchased property must be the buyer's primary residence, not an investment property or vacation home.

Localized Support: Assistance Programs in Major Texas Cities

In addition to statewide programs, many of Texas's largest cities and counties offer their own localized assistance. These programs are often funded by federal grants and tailored to community needs.

Dallas & Dallas County

• City of Dallas Homebuyer Assistance Program (DHAP): Offers up to $60,000 in assistance for homes purchased within Dallas city limits, depending on eligibility.
• Dallas County Upfront Cost Assistance Program (UPCAP): Provides a deferred loan of up to $7,500 for first-time homebuyers in 12 participating cities and unincorporated areas of the county.

Houston & Harris County

• City of Houston Homebuyer Assistance Program (HAP): Provides up to $50,000 as a five-year forgivable loan for income-qualified, first-time homebuyers within Houston's city limits.
• Harris County Down Payment Assistance Program (DAP): Serves homebuyers in unincorporated Harris County with specific purchase price limits of $261,000 for existing homes and $268,000 for new construction.

Austin & Travis County

• City of Austin Down Payment Assistance Program: Offers up to $40,000 as a forgivable loan with a forgiveness period of up to 10 years for low-income, first-time homebuyers.
• Travis County Hill Country Home DPA Program: Available throughout Travis County, this program is not restricted to first-time buyers and provides up to 6% of the loan amount as a 10-year forgivable second mortgage.

San Antonio & Bexar County

• City of San Antonio Homeownership Incentive Program (HIP): Lends between $1,000 and $15,000 as a 0% interest loan, with 75% forgiven over a 10-year period.
• Neighborhood Housing Services of San Antonio (NHSSA): This nonprofit offers up to $20,000 as a repayable second mortgage for eligible first-time homebuyers in Bexar and surrounding counties.

Enhancing Your Savings: The Mortgage Credit Certificate (MCC)

How the MCC Works

An MCC provides a dollar-for-dollar reduction of your federal income tax liability. It allows you to claim a tax credit for a portion of the mortgage interest you pay each year, up to a maximum of $2,000 annually if the credit rate is over 20%. This credit can be claimed every year you live in the home and pay the mortgage.

Eligibility and Acquisition

The MCC is for first-time homebuyers who meet specific income and purchase price limits. It is no longer issued as a standalone product and must be combined with a down payment assistance program from TDHCA or TSAHC through an approved lender.

The Strategic Advantage for Qualification

Beyond tax savings, an MCC can help you qualify for a larger mortgage. Some lenders consider the tax credit as additional income when calculating your debt-to-income (DTI) ratio. A lower DTI can make you a more attractive borrower, potentially increasing your purchasing power.

The Path to Approval: Your Step-by-Step Process

The Texas down payment assistance system is lender-centric, meaning the process is streamlined through your mortgage lender, who acts as your single point of contact.

Step 1: Start with the Eligibility Quiz

The best first step is to take the free online Eligibility Quiz from the Texas State Affordable Housing Corporation (TSAHC). This tool provides immediate feedback on which TSAHC programs you may qualify for, giving you a clear direction.

Step 2: Find a Program-Approved Lender

This is the most critical step. You do not apply directly to TDHCA or TSAHC. You must work with a mortgage lender who is trained and approved to offer these programs. Both the TDHCA and TSAHC websites have searchable databases of approved lenders.

Step 3: Complete a Homebuyer Education Course

Completing an approved homebuyer education course is mandatory for all borrowers. Your lender will provide a list of certified course providers. This course equips you with essential knowledge for successful homeownership.

Step 4: Let Your Lender Handle the Application

Once you provide your lender with the necessary financial documents, they will handle the entire down payment assistance application on your behalf. They will coordinate with the state organization to ensure the funds are available at your closing, allowing you to focus on finding your new home.

Frequently Asked Questions