First-Time Home Buyer Programs
in San Antonio TX
Up to $30,000 forgivable. 6+ programs. VA zero-down eligible. Expert guidance from a Top 25 Realtor and Army veteran.
Christopher Beal, founder of Veteran Real Estate San Antonio: The Beal Group, has helped 306+ families navigate down payment assistance, VA loans, and stacking strategies across Bexar County and surrounding communities. Whether you are active-duty at Joint Base San Antonio, a veteran using your VA entitlement, or a civilian first-time buyer seeking down payment help, this guide covers every program available in the San Antonio area — and how to combine them for maximum savings.
Forgivable Grant
Programs
of Loan Amount
No PMI
Career Volume $117M+
What Programs Are Available to First-Time Buyers in San Antonio in 2026?
San Antonio first-time home buyers have access to six major assistance programs in 2026 that can provide up to $30,000 in forgivable loans, grants covering 3% to 5% of the loan amount, zero-down-payment VA loans, and federal tax credits worth thousands annually. The City of San Antonio HIP 80 provides up to $30,000 at 0% interest, fully forgivable. TSAHC and TDHCA offer statewide grants up to 5%. The Texas Veterans Land Board provides fixed-rate loans up to $832,750. And the VA loan requires zero down payment and no PMI. Most of these programs stack together. Christopher Beal with Veteran Real Estate San Antonio: The Beal Group — with 306+ homes sold and $117M+ career volume — specializes in helping first-time buyers combine programs for maximum savings.
- Up to $30,000 forgivable — San Antonio's HIP 80 program provides 0% interest assistance forgiven over 5–10 years for households at or below 80% AMI.
- Veterans pay zero down — VA loans require no down payment, no PMI, and can be combined with TSAHC, TDHCA, and HIP programs for maximum savings.
- TSAHC grants up to 5% — The Homes for Texas Heroes program gives teachers, police, firefighters, EMS, and veterans a non-repayable grant of 3%–5% of the loan amount.
- Tax credits every year — TDHCA's Mortgage Credit Certificate lets you claim 15%–20% of annual mortgage interest as a federal tax credit for the life of the loan.
- VLB loans up to $832,750 — The Texas Veterans Land Board offers fixed-rate home loans with discounted rates for veterans with 30%+ disability.
- Most programs stack together — A veteran could use a VA loan + TSAHC grant + MCC for zero down, reduced closing costs, and annual tax credits. The Serve & Save closing cost credit layers on top.
What Is the San Antonio HIP 80 Down Payment Assistance Program?
The largest local down payment assistance program in San Antonio — up to $30,000 at 0% interest, fully forgivable — for households at or below 80% of the Area Median Income.
The Homeownership Incentive Program 80 (HIP 80) from the City of San Antonio provides $1,000 to $30,000 in 0% interest, forgivable second-lien assistance to first-time home buyers whose household income falls at or below 80% of the Area Median Income. The assistance covers both down payment and closing costs, and the loan is fully forgiven if you remain in the home for the required occupancy period.
Forgiveness works on a sliding scale: $1,000 to $15,000 is forgiven over five years, while $15,001 to $30,000 is forgiven over ten years. To qualify, you must be a first-time buyer (no ownership in the past three years), purchase within San Antonio city limits, complete a HUD-approved 8-hour homebuyer education course, and make a minimum $500 earnest money deposit. Income limits for a household of four were approximately $77,300 under recent limits, adjusted annually by HUD. Maximum purchase price: $263,000 for existing homes, $278,000 for new construction.
Work with a participating lender, complete the HUD-approved homebuyer education course (BCL of Texas is a common provider), and submit your HIP 80 application. The City's Neighborhood & Housing Services Department reviews applications and issues commitments. Plan for 45–60 days from contract to closing when using HIP funds.
What Is the HIP 120 Program for Moderate-Income Buyers?
The Homeownership Incentive Program 120 (HIP 120) extends assistance to households earning between 81% and 120% of the Area Median Income. HIP 120 provides $1,000 to $15,000 at 0% interest as a second lien with no monthly payments. The key difference from HIP 80 is the forgiveness structure: 75% of the loan is forgiven over 10 years while you live in the home, but 25% must be repaid when you sell, refinance, or transfer ownership. This makes HIP 120 a strong option for moderate-income families in San Antonio who earn too much for HIP 80 but still need help covering upfront costs.
Eligibility mirrors HIP 80: first-time buyer status, property within San Antonio city limits, HUD-approved homebuyer education, and a minimum $500 earnest money deposit. Applications go through the same City of San Antonio process via a participating lender. HIP 120 can be combined with state-level programs from TSAHC and TDHCA for additional savings.
Navigating down payment assistance programs can be complex. Christopher Beal has helped 306+ families find the right combination of programs. Call (210) 882-8583 or visit veteranrealestatesa.com for a free consultation.
How Do TSAHC Programs Help First-Time Buyers in Texas?
The Texas State Affordable Housing Corporation (TSAHC) operates two statewide programs: Homes for Texas Heroes and Home Sweet Texas. Both offer 3% to 5% of the loan amount as a non-repayable grant or forgivable second lien.
Serves teachers, firefighters, EMS personnel, police officers, correctional officers, and veterans. Veterans at JBSA-Fort Sam Houston, JBSA-Lackland, or JBSA-Randolph and teachers in NISD, NEISD, or SAISD likely qualify. Minimum credit score is 620, with income limits based on 80% AMI. The grant option requires no repayment. The forgivable second lien is forgiven after three years.
Serves low-to-moderate income buyers regardless of profession with the same 3%–5% assistance and grant or forgivable second lien options. Both TSAHC programs work with FHA, VA, USDA, and conventional loans through participating lenders. Can be combined with the Texas Mortgage Credit Certificate (MCC) for additional annual tax savings.
What Does TDHCA Offer Through My First Texas Home and My Choice Texas Home?
The Texas Department of Housing and Community Affairs (TDHCA) administers two popular statewide programs with up to 5% in non-repayable assistance.
Provides a 30-year fixed-rate mortgage with up to 5% in down payment and closing cost assistance for first-time buyers and veterans. The assistance is a non-repayable gift. Minimum credit score: 640 for FHA, VA, and USDA loans, or 680 for conventional loans above 95% LTV. Homebuyer education required. Income limits vary by county.
Extends similar benefits to repeat buyers and veterans. Especially valuable for military families who sold a home at a previous duty station and are purchasing again after a PCS move to Joint Base San Antonio. Up to 5% assistance with no first-time buyer requirement.
TDHCA also issues the Texas Mortgage Credit Certificate, which allows you to claim 15% to 20% of your annual mortgage interest as a direct federal tax credit every year for the life of the loan. On a $300,000 mortgage at 6% interest ($18,000 in annual interest), an MCC at 20% would provide a $3,600 annual tax credit — effectively reducing your monthly housing cost by $300. The MCC can be stacked with TDHCA down payment assistance and is available through participating lenders.
How Does the Texas Veterans Land Board Home Loan Work?
The Texas Veterans Land Board (VLB), a division of the Texas General Land Office, offers eligible Texas veterans and military members a fixed-rate home loan up to $832,750 through the Veterans Housing Assistance Program (VHAP).
In January 2026, the VLB increased the maximum loan amount from $806,500 to $832,750. Veterans with a VA service-connected disability rating of 30% or greater qualify for a discounted interest rate, which can significantly reduce the monthly payment over the life of the loan.
VHAP supports 15, 20, 25, and 30-year fixed-rate terms for single-family homes, townhomes, and condominiums. The home must be your primary Texas residence, occupied within 60 days of closing. Veterans who combine VLB financing with VA-backed benefits may qualify for zero down payment and no PMI. VHAP can be used more than once. To qualify, you need Texas residency, at least 90 days of active-duty service, and an honorable discharge.
Texas residency + 90 days active-duty service + honorable discharge. Veterans with 30%+ disability rating receive a discounted interest rate. The program can be used more than once — not limited to first-time buyers.
Why Is the VA Loan the Best Option for Veteran First-Time Buyers?
The VA home loan is the single most powerful tool for veteran first-time buyers in San Antonio — zero down payment, no PMI, and typically lower interest rates.
In April 2026, 30-year VA mortgage rates in San Antonio range from approximately 5.50% to 6.38%. There is no loan limit for veterans with full entitlement, meaning you can finance up to what your lender approves without a down payment. The 2026 conforming loan limit is $832,750 in Bexar County.
The VA funding fee for first-time use is 2.15% of the loan amount, but it can be financed into the loan. Disabled veterans with a service-connected disability are exempt from the funding fee entirely, saving $6,000 to $10,000+ depending on purchase price. The seller can pay all buyer closing costs. For a deeper dive, see our VA Home Loans guide.
The key advantage for San Antonio veterans: VA loans combine with every other program on this page. Use a VA loan as your first lien, add TSAHC or TDHCA assistance for closing costs, layer a City of San Antonio HIP grant if income-eligible, and add an MCC for annual tax credits. No other loan type offers this stacking flexibility.
How Do San Antonio First-Time Buyer Programs Compare Side by Side?
Use this comparison table to identify which programs match your income, service background, and purchase goals.
| Program | Max Assistance | Type | Forgiveness | Who Qualifies | Min Credit |
|---|---|---|---|---|---|
| SA HIP 80 | $30,000 | 0% forgivable second lien | 100% over 5–10 yrs | ≤80% AMI, SA city limits | 620–640 |
| SA HIP 120 | $15,000 | 0% second lien, no payments | 75% over 10 yrs | 81%–120% AMI, SA city limits | 620–640 |
| TSAHC Heroes | 5% of loan | Grant or forgivable lien | Grant = no repayment; lien forgiven after 3 yrs | Teachers, police, fire, EMS, veterans | 620 |
| TSAHC Home Sweet TX | 5% of loan | Grant or forgivable lien | Same as Heroes | Low-moderate income, all buyers | 620 |
| TDHCA My First TX Home | 5% of loan | Non-repayable gift | No repayment | First-time buyers & veterans | 640 |
| TDHCA My Choice TX | 5% of loan | Non-repayable gift | No repayment | Repeat buyers & veterans | 640 |
| TX VLB (VHAP) | $832,750 loan | Fixed-rate home loan | N/A (loan, not grant) | TX veterans & military | Varies by lender |
| VA Loan | No limit (full entitlement) | $0 down, no PMI | N/A | Veterans, active duty, eligible spouses | 580–620 |
Can You Stack Multiple Programs Together?
Yes, and stacking programs is where first-time buyers in San Antonio realize the greatest savings. Most of these programs are designed to work together. Here are two real-world stacking scenarios common in the San Antonio market:
VA loan (zero down, no PMI) + TSAHC Heroes (5% grant = $16,000) + TDHCA MCC (~$3,200 annual tax credit) + HIP 80 (up to $30,000 forgivable). Total potential savings: $46,000+ upfront plus annual tax credits.
TSAHC Heroes (5% grant = $13,750) + TDHCA assistance (up to 5%) + MCC for tax credits + HIP 80 if income-eligible. Total: over $25,000 in grants and forgivable loans.
Not all lenders are approved by every program. Christopher Beal works with multiple approved lenders across TSAHC, TDHCA, and HIP. Read what past clients say on our reviews page.
What Are the Steps to Buying Your First Home in San Antonio?
Starting early with the right preparation makes the difference between a smooth close and a frustrating delay. Here is the step-by-step process:
Most programs require a 620–640 minimum credit score. Review your credit report, resolve any errors, and calculate your debt-to-income ratio. If you are a veteran, check your VA loan eligibility at the same time.
HIP, TSAHC, and TDHCA all require a homebuyer education course. BCL of Texas, Frameworks, and other HUD-approved counseling agencies offer courses in San Antonio. Complete this early so it does not delay your closing.
Tell your lender you want to use down payment assistance programs. They will run an eligibility check for TSAHC, TDHCA, and HIP simultaneously. Not all lenders participate in every program — Christopher Beal works with approved lenders across all programs.
Christopher Beal specializes in DPA programs, VA loans, and San Antonio neighborhoods — see the About Us page for his credentials. An experienced agent ensures the property meets all program requirements and coordinates the paperwork.
Ensure the property meets program requirements: city limits for HIP, purchase price caps, primary residence. If you are interested in a brand-new home, see our New Construction Homes guide.
Your lender submits the HIP application to the City of San Antonio and processes TSAHC/TDHCA paperwork. Expect 45–60 days from contract to closing.
HIP requires a property inspection by the Neighborhood & Housing Services Department. VA appraisal (if applicable) runs concurrently. If you are relocating on PCS orders, Christopher Beal holds the Military Relocation Professional (MRP) certification and can coordinate the entire process remotely.
How Does the Serve and Save Program Reduce Closing Costs?
In addition to government programs, Christopher Beal offers the Serve & Save program, which reduces closing costs for veterans and active-duty service members based on years of military service. The program provides 1% per service year, up to a maximum of 6%, applied toward closing costs. This benefit stacks on top of VA loan savings, TSAHC grants, and HIP assistance. Combined with the other programs on this page, the Serve & Save program can bring a veteran's out-of-pocket costs at closing close to zero.
The Serve & Save program is exclusive to Veteran Real Estate San Antonio: The Beal Group and is available for both buyers and sellers. If you are a veteran purchasing your first home, this is an additional benefit on top of every government program listed above. Get your free home evaluation or call (210) 882-8583 to learn how much you can save.
First-time buyer and veteran? The Serve & Save Program reduces closing costs based on years of service — 1% of the gross buyer's agent commission for every year of verified active service, up to 6% maximum. The credit is applied at closing and layers on top of VA benefits, TSAHC grants, HIP assistance, and every other program on this page. Learn how the program works →
Veterans and first-time buyers: find out which programs you qualify for today. Call Christopher Beal at (210) 882-8583 or visit veteranrealestatesa.com to schedule a free strategy session.
First-Time Buyer Programs FAQ
What first-time home buyer programs are available in San Antonio in 2026?
How much down payment assistance can I get as a first-time buyer in San Antonio?
What is the difference between the San Antonio HIP 80 and HIP 120 programs?
Can I combine a VA loan with Texas down payment assistance programs?
What are the income limits for San Antonio first-time buyer programs?
Do I qualify as a first-time home buyer in Texas if I owned a home before?
What credit score do I need for first-time buyer programs in San Antonio?
What is the TSAHC Homes for Texas Heroes program?
How does the Texas Veterans Land Board home loan work for first-time buyers?
What is a Mortgage Credit Certificate and how does it help first-time buyers in Texas?
Related Guides & Resources
Ready to Buy Your First Home in San Antonio?
Don't leave money on the table. Christopher Beal is a Top 25 Realtor, VA loan specialist, and Army veteran who has helped 306+ families stack programs for maximum savings. With $117M+ in career volume and deep expertise in every assistance program available in San Antonio, your first step is a free consultation. Selling your current home? Request a free home evaluation to start the process.