Updated 9/18/2026

These programs can only be handled by approved lenders. If you would like help from a local realtor familiar with the programs and lenders, fill out this form here and I will connect you with one.

I've included all of the links and contact info needed to do this on your own, the form is meant to make it easier.

Connect with a DPA team

How Down Payment Assistance Works

I need to give a quick overview of how down payment assistance works. After that, the programs are listed.

With down payment assistance, you'll run into two different types:

  • A grant

  • A loan

A Grant

If we meet the qualifications up front, then it's money that does not need to be repaid.

A Loan

If the down payment assistance comes in the form of a loan, then pay attention to the three different types:

  • Repayable

  • Deferred

  • Forgivable

Repayable is just as most imagine. It charges interest over a certain amount of time, with monthly payments until it's paid off.

Deferred loans usually don't require a monthly payment, and typically don't charge interest. It's due in full when you refinance, sell the home, or when it ceases to be your primary residence.

Forgivable loans will disappear if you meet the criteria, which usually comes down to keeping the home as your primary residence for a specific amount of time.

Okay with that, here are the programs!

Texas 

Texas State Affordable Housing Corporation (TSAHC) Home Sweet Texas Home Loan Program

  • Assistance: Provides up to 5% of the loan amount for down payment and closing costs.

  • Terms: Offers two options:
    • Grant: True gift (never repaid), but typically comes with a slightly higher interest rate.

    • Deferred Forgivable Loan: 0% interest second lien. Forgiven after 3 years if you remain in the home.

  • Eligibility: Low-to-moderate income homebuyers (both first-time and repeat). Income limits vary by county.

  • More Information: TSAHC Home Sweet Texas Program

TSAHC Homes for Texas Heroes Program

  • Assistance: Provides up to 5% of the loan amount (Grant or Forgivable Loan options similar to above).

  • Eligibility: Specific to Teachers, Firefighters, Police, EMS, Corrections Officers, and Veterans.

  • Terms: Forgivable after 3 years (for the loan option). No repayment if you stay for the full term.

  • More Information: TSAHC Homes for Texas Heroes

Texas Department of Housing and Community Affairs (TDHCA) My First Texas Home Program

  • Assistance: Provides up to 5% of the loan amount for down payment and closing costs.

  • Terms: 0% interest second loan.
    • Forgivable: Forgiven after 3 years.

    • Deferred: Repayable upon sale/refinance (this option sometimes offers a lower interest rate on the first mortgage).

  • Eligibility: First-time homebuyers (and veterans) with a minimum credit score of 620.

  • More Information: TDHCA My First Texas Home

TDHCA My Choice Texas Home Program

  • Assistance: Provides up to 5% of the loan amount for down payment and closing costs.

  • Eligibility: Repeat Homebuyers (no first-time requirement). Minimum credit score of 620.

  • Terms: Similar to the "My First" program (3-year forgivable or 30-year deferred options).

  • More Information: TDHCA My Choice Texas Home

City of Houston Homebuyer Assistance Program

  • Assistance: Provides up to $75,000 for down payment and closing costs, based on household financial need.

  • Terms: Forgivable deferred loan. Forgiven after 5 years of residency.

  • Eligibility: First-time homebuyers purchasing within Houston city limits. Household income must be at or below 80% AMI.

  • More Information: Houston Homebuyer Assistance

City of Dallas Dallas Homebuyer Assistance Program (DHAP)

  • Standard Assistance: Up to $50,000.

  • High Opportunity Areas: Up to $60,000.

  • Terms: Forgivable deferred loan. Loan terms range from 5 to 10 years depending on the amount of assistance.

  • Eligibility: First-time homebuyers with income at or below 80% AMI purchasing within Dallas city limits.

  • More Information: Dallas Homebuyer Assistance Program

City of Austin Down Payment Assistance

  • Assistance: Provides up to $40,000 for down payment and closing costs.

  • Terms: Deferred 0% interest loan. Repayment is deferred until the home is sold, refinanced, or no longer owner-occupied. (Some terms may allow for forgiveness after a long affordability period, typically 5-10 years).

  • Eligibility: First-time homebuyers purchasing within Austin city limits; income limits apply (80% AMI).

  • https://www.austintexas.gov/housing/homebuyer-resources

City of San Antonio Homeownership Incentive Program (HIP 80)

  • Assistance: Lends between $1,000 and $30,000 as a 0% interest, no-payment second loan.

  • Terms: Fully forgiven — no portion is repaid if you stay.
    • $1,000 – $15,000: 100% forgiven over 5 years.

    • $15,001 – $30,000: 100% forgiven over 10 years.

  • Eligibility: First-time homebuyers purchasing inside San Antonio city limits, at or below 80% AMI — 2026 limits run from $56,350 (1 person) to $80,500 (4 people) to $106,300 (8 people). Purchase price limit: $260,000 existing, $284,000 new construction. Requires an 8-hour HUD-approved homebuyer class and a $500 minimum earnest money deposit.

  • Status (as of 9/1/2026): The city's program page states that HIP 80 and HIP 120 are “currently not accepting new applications for FY 2026. If renewed by City Council, funding will become available October 1, 2026.”

  • More Information: San Antonio Homeownership Incentive Programs

City of San Antonio Homeownership Incentive Program (HIP 120)

  • Assistance: Lends between $1,000 and $15,000 as a 0% interest, no-payment second loan. This is the higher-income tier — if you earn too much for HIP 80, this is the one to ask about.

  • Terms: Only part of it is forgiven.
    • 75% is forgiven over 10 years.

    • 25% is perpetual — a 0% deferred balance repaid when you sell.

  • Eligibility: First-time homebuyers purchasing inside San Antonio city limits, up to 120% AMI — published limits run from $84,500 (1 person) to $120,700 (4 people) to $159,350 (8 people). Purchase price limit: $301,700 existing, $332,800 new construction.

  • Status (as of 9/1/2026): The city's program page states that HIP 80 and HIP 120 are “currently not accepting new applications for FY 2026. If renewed by City Council, funding will become available October 1, 2026.”

  • More Information: San Antonio Homeownership Incentive Programs

City of Fort Worth Homebuyer Assistance Program

  • Assistance: Provides up to $25,000 for down payment and closing costs.

  • Terms: Forgivable loan.
    • Assistance <$14,999: Forgiven after 5 years.

    • Assistance >$15,000: Forgiven after 10 years.

  • Eligibility: First-time homebuyers purchasing within Fort Worth city limits. Income at or below 80% AMI.

  • https://www.fortworthtexas.gov/departments/neighborhoods/services/hap

Travis County Down Payment Assistance Program

  • Assistance: Offers down payment and closing cost assistance of up to 6% of the loan amount to eligible homebuyers in Travis County (Austin).

  • Terms: Forgivable loan — forgiven after 10 years of owner-occupancy (0% interest second mortgage).

  • More Information: Travis County Housing Finance Corporation

Southeast Texas Housing Finance Corporation (SETH) 5 Star Texas Advantage Program

  • Assistance: Provides up to 5% of the final loan amount in down payment and closing cost assistance in the form of a second loan.

  • Terms: Offers two options:
    • Forgivable Loan: 0% interest second lien with no monthly payments, fully forgiven after 3 years.

    • Deferred Loan: 0% interest second lien with no monthly payments, repaid upon sale, refinance, or at the end of the 30-year term.

  • Eligibility: Available to homebuyers in various counties, including Harris County (Houston).

  • More Information: SETH 5 Star Texas Advantage Program

$0 Down Options

While this isn't down payment assistance, these options may provide you with a program that does not require a down payment. USDA and VA loans are government-backed loans, while others may be portfolio loans from local financial institutions, which have their own unique rules.

Checked 9/18/2026 against each program's own pages. Rates are not listed here on purpose; every one of these is quoted by the lender, and portfolio lenders rarely publish theirs.

RBFCU 100% Financing Mortgage Loan

  • Assistance: $0 down payment and no private mortgage insurance, per RBFCU's own page. A portfolio loan available on property anywhere in Texas.
  • Terms:
    • Conventional fixed rate with 30, 20, 15 or 10 year terms. Maximum loan $832,750.
    • Seller may contribute up to 3% of the sales price toward closing costs, and gift funds are allowed.
    • Single-family homes on up to 10 acres, townhomes and warrantable condos.
  • Eligibility:
    • RBFCU membership, which is broad and easy to establish. Primary residence only; no second homes or investment property.
    • A separate 100% financing program for licensed medical professionals goes up to $850,000.
  • More Information: RBFCU 100% Financing Mortgage

Frost Bank Progress Mortgage

  • Assistance: Financing up to 100% of the purchase price on a 30-year fixed rate, with no minimum loan amount. A portfolio loan from a San Antonio bank that lends statewide.
  • Terms:
    • Two ways in, which cannot be combined: an income-based option that adds up to $4,000 toward closing costs, or a location-based option that waives the administrative fee.
    • Frost's page does not say whether mortgage insurance applies; ask a Frost Mortgage Loan Advisor before you count on it.
  • Eligibility:
    • Income-based option: household income at or below the area median.
    • Location-based option: the home sits in a qualifying census tract, with no income test. A buyer over the income limit can still qualify if the address does.
  • More Information: Frost Mortgage | 877-521-4011

Texas Trust Credit Union Zero Down Mortgage

  • Assistance: No down payment, financing up to 105% of the home's value so up to 5% of closing costs can be rolled in, and no PMI, per Texas Trust's own page.
  • Terms:
    • Portfolio loan. Rate type, term and loan maximum are not published; call the mortgage team at 817-273-5902.
    • Interest on the part of the loan above the home's value is not tax deductible.
  • Eligibility:
    • First-time homebuyers, defined as not having purchased a home in the last five years, or educators employed full-time by a school, school district or university in Texas Trust's field of membership.
    • Texas Trust serves Dallas-Fort Worth, San Angelo and Athens.
  • More Information: Texas Trust Zero Down Mortgage

USDA Guaranteed Loan (Section 502)

  • Assistance: 100% financing. No down payment and no monthly mortgage insurance.
  • Terms:
    • 30-year fixed only, made by an approved lender with a USDA guarantee.
    • A one-time guarantee fee of 1% and an annual fee of 0.35% in place of mortgage insurance.
  • Eligibility:
    • The home must be in a USDA-eligible area. Texas has about 120 excluded towns and cities, but almost everything between them qualifies, so always run the exact address.
    • Excluded: the four big metros and their suburbs (Katy, Pearland, Conroe, Forney, Rockwall, Waxahachie, Round Rock, Georgetown, New Braunfels, Boerne), El Paso, Lubbock, Amarillo, Midland, Odessa, and the Valley cities of Laredo, McAllen, Harlingen and Brownsville.
    • Eligible examples: Jarrell, Elgin and Lockhart near Austin; Magnolia, Willis and Sealy near Houston; Anna, Aubrey, Royse City and Decatur near Dallas; Bandera and Hondo near San Antonio; Eagle Pass; and most of West Texas, the Panhandle and East Texas between the cities.
    • Adjusted household income at or below the county limit, $122,800 for one to four people in 231 of the 254 counties, higher around Austin and Dallas (about $139,000 to $153,000). Harris and Bexar counties are at the floor. Every adult in the household counts, on the loan or not.
  • More Information: USDA property and income eligibility (check the exact address)

VA Home Loan

  • Assistance: No down payment and no monthly mortgage insurance at any loan size. No VA loan limit with full entitlement.
  • Terms:
    • A one-time funding fee, 2.15% of the loan on first use with nothing down and 3.30% on later use, which can be financed.
    • No funding fee for veterans receiving VA disability compensation and for certain surviving spouses.
    • Texas property taxes are the number to watch. Budget the escrow at the full purchase price and full tax rate, including any MUD or PID; the seller's exemptions and appraisal cap do not transfer to you.
    • A veteran rated 100% disabled, or paid at 100% for individual unemployability, owes no property tax on a Texas homestead. File the exemption with the county appraisal district right after closing.
    • Texas veterans can also layer the Veterans Land Board home loan on top of a VA loan for a below-market rate, through participating lenders only. The $0 down still comes from VA.
  • Eligibility:
    • Veterans, active-duty service members, and National Guard and Reserve members who meet the service minimums.
    • Eligible surviving spouses.
    • Guard members with 90 cumulative days of full-time Title 32 duty qualify under a 2020 law, even if told otherwise before. Texas Guard border and hurricane activations count.
    • Proof is the Certificate of Eligibility, which most lenders can pull in minutes.
  • More Information: VA Home Loans |  Texas Veterans Land Board home loans

Updated 9/18/2026

These programs can only be handled by approved lenders. If you would like help from a local realtor familiar with the programs and lenders, fill out this form here and I will connect you with one.

I've included all of the links and contact info needed to do this on your own, the form is meant to make it easier.