Down Payment Assistance in San Antonio: 2026 Programs for First-Time Buyers

Down Payment Assistance in San Antonio: 2026 Programs for First-Time Buyers

The biggest thing keeping many renters from buying in San Antonio isn’t the monthly payment. It’s the cash needed upfront for the down payment and closing costs.

San Antonio buyers have more help available than most people realize. Here are the main programs, who they’re for, and how to use them.

City of San Antonio Homeownership Incentive Program (HIP)

The City of San Antonio's Homeownership Incentive Program (HIP) provides eligible buyers with 0% interest, no-monthly-payment second loans for down payments and certain closing costs on homes within city limits. Assistance depends on income, property eligibility, and available funding.

Applicants must qualify for a mortgage, complete an approved homebuyer education course, and provide a minimum $500 earnest money deposit. Property eligibility and purchase price limits also apply. Under the City's published guidelines, HIP 80 purchase price limits are $260,000 for existing homes and $284,000 for new construction, while HIP 120 limits are $301,700 for existing homes and $332,800 for new construction. Verify the latest requirements with the City before applying.

Where it works: The City's HIP programs apply only to eligible properties located within San Antonio city limits. Because municipal boundaries do not always follow neighborhood names or ZIP codes, buyers should verify the exact property address before applying.

TSAHC Programs (Statewide)

The Texas State Affordable Housing Corporation offers programs that work in Bexar, Comal, Guadalupe, Kendall, and Medina counties:

• Homes for Texas Heroes: For eligible educators, police officers, firefighters, EMS personnel, corrections officers, county jailers, veterans, and certain other qualifying professionals. Offers down payment assistance of up to 5% of the loan amount, subject to program requirements.
• Home Sweet Texas: For low- and moderate-income buyers in any profession. Up to 5% assistance.

Depending on the selected TSAHC option, assistance may be provided as a grant that does not require repayment or as a forgivable second lien that is fully forgiven after three years if the buyer meets the program's conditions.

TDHCA Programs (Statewide)

The Texas Department of Housing and Community Affairs offers:

• My First Texas Home: Designed for eligible first-time homebuyers and certain qualifying veterans. Offers down payment and closing cost assistance of up to 5% of the mortgage loan amount. Depending on the selected option, assistance may be structured as a 30-year deferred repayable second lien or a three-year forgivable second lien.
• My Choice Texas Home: Offers eligible first-time and repeat homebuyers down payment and closing cost assistance of up to 5% of the mortgage loan amount, with repayable and forgivable second-lien options. Income limits and other program requirements apply.
• Mortgage Credit Certificate (MCC): Allows eligible homebuyers to claim a portion of qualifying mortgage interest as a federal income tax credit. The benefit depends on the certificate's credit rate, the interest paid, the buyer's tax liability, and program availability. Ask a participating lender about current MCC options.

Other Options to Ask About

• Bexar County assistance programs: Buyers purchasing outside San Antonio city limits should ask participating lenders or county housing offices whether any local assistance programs are currently accepting applications.
• VA loans: With no down payment for eligible veterans and service members.
• USDA loans: With no down payment in eligible areas outside the urban core, which may include parts of Castroville and outlying areas of Medina, Guadalupe, and Comal counties.
• Seller-paid closing costs: Some sellers may agree to contribute toward eligible closing costs, depending on the property, market conditions, and loan program restrictions.

How to Use Assistance Without Losing Your Offer

1. Start with a participating lender. Not every lender offers every program.
2. Take the homebuyer course early. Some programs require it before you go under contract.
3. Plan for longer timelines. City programs may need an inspection or extra approvals. Allow for that in your contract dates.
4. Write a strong offer anyway. In a balanced market, sellers accept assistance-backed offers when the terms are clear and the timeline is realistic.

What This Looks Like in Real Life

For example, a buyer purchasing a $250,000 home with an FHA loan and a minimum 3.5% down payment would need approximately $8,750 toward the down payment, plus applicable closing costs and prepaid expenses. If the buyer qualifies for down payment assistance, the required upfront cash may be reduced. The actual amount depends on the assistance program, mortgage terms, and available seller contributions. A participating lender can prepare an estimate based on the buyer's circumstances.

First-Time Buyer Help From a Local Realtor

Analisa Gutierrez helps first-time buyers across San Antonio, Alamo Ranch, Schertz, Cibolo, New Braunfels, and Castroville find homes that fit their budget and qualify for assistance programs. She’ll connect you with lenders who use these programs every day.

Ready to find out what you qualify for? Contact Analisa Gutierrez to set up a first-time buyer plan. Call or text 210-803-8746.

Frequently Asked Questions

Does San Antonio have down payment assistance? Yes. San Antonio buyers may qualify for assistance through the City's Homeownership Incentive Program (HIP) or statewide programs offered by TSAHC and TDHCA. Eligibility, funding availability, and loan terms vary by program.

How much is the San Antonio HIP program? Under the City's published guidelines, HIP 80 offers $1,000 to $30,000 in assistance for eligible households earning up to 80% of area median income. HIP 120 offers $1,000 to $15,000 for eligible households generally earning between 80% and 120% of area median income. Assistance is provided through second loans with different forgiveness terms. Confirm current funding and eligibility with the City.

Do I have to be a first-time buyer to get down payment assistance in Texas? Not always. Some programs, like TDHCA’s My Choice Texas Home and TSAHC’s Home Sweet Texas, don’t require first-time buyer status.

Can I use down payment assistance in Schertz or New Braunfels? City of San Antonio programs don’t apply outside city limits, but statewide TSAHC and TDHCA programs can be used in those areas if you meet income and price limits.

Can teachers get down payment assistance in Texas? Yes. TSAHC’s Homes for Texas Heroes program is designed for teachers, first responders, veterans, and other eligible professionals.