Veteran Benefits & Assistance

VA Homebuyer Assistance Programs — San Antonio

Every federal, state, and local program available to veterans buying a home in San Antonio — and how to stack them for maximum savings.

Last Updated: March 2026

San Antonio is one of the most affordable major military markets in the country, and veterans buying here have access to multiple layers of financial assistance beyond the VA loan itself. Between federal VA benefits, Texas state programs, City of San Antonio grants, builder incentives, and The Beal Group's Serve & Save closing cost credit, eligible buyers can significantly reduce — and in some cases eliminate — out-of-pocket costs at closing.

This guide breaks down every major assistance program available to veterans and military families purchasing a home in San Antonio in 2026, including eligibility requirements, dollar amounts, and how to combine them.

Federal Benefits

Federal VA Loan Benefits — Your Foundation

The VA home loan is the starting point for most veteran homebuyers. It provides structural advantages that no other loan type matches:

  • Zero down payment — No down payment required on loans up to $832,750 in Bexar County (2026 conforming limit)
  • No private mortgage insurance (PMI) — Saves $100–$300/month compared to conventional loans with less than 20% down
  • Competitive interest rates — VA rates consistently run 0.25%–0.50% below conventional rates
  • Relaxed credit requirements — Many VA lenders approve borrowers with credit scores as low as 580–620
  • VA funding fee — 2.15% for first use, 3.3% for subsequent use (waived for veterans with service-connected disability)
  • Reusable benefit — VA entitlement can be restored and used on multiple home purchases throughout your lifetime

For a detailed breakdown of eligibility, funding fees, and the pre-approval process, visit our VA Loan Eligibility Guide and 2026 VA Loan Limits page.

Texas State Program

Texas Veterans Land Board (VLB) Home Loan Program

The Texas Veterans Land Board operates the only state-run veteran home loan program in the nation. It is separate from the federal VA loan and offers distinct advantages for Texas veterans:

  • Loan amount: Up to $832,750 on fixed-rate terms (15, 20, 25, or 30 years)
  • Disability discount: Veterans with a 30%+ VA service-connected disability rating qualify for a reduced interest rate
  • Low or no down payment depending on loan type and eligibility
  • Land loans: Up to $200,000 for land purchases (minimum 1 acre, 5% down). Two eligible veteran spouses can borrow up to $275,000 on the same tract
  • Home improvement loans: Available for upgrades and repairs to existing homes

Key VLB requirements: The home must be your primary residence in Texas. You must occupy within 60 days of closing and maintain residency for at least three years. The VLB loan takes first lien position, which affects how it interacts with other financing.

Texas State Program

TSAHC Homes for Texas Heroes Program

The Texas State Affordable Housing Corporation (TSAHC) Homes for Texas Heroes program provides mortgage loans and down payment assistance specifically for veterans, active-duty military, first responders, and educators.

What TSAHC Offers Veterans

  • Fixed-rate mortgage loans through participating lenders
  • Down payment assistance — Choose between:
    • A grant (does not have to be repaid), or
    • A deferred forgivable second lien loan (forgiven after 3 years if you remain in the home)
  • Mortgage Credit Certificate (MCC) — A federal tax credit that reduces your annual income tax liability for the life of the loan. Veterans who combine DPA + MCC receive the MCC free, saving an additional $500

Eligibility

  • Active-duty military assigned to a Texas base with Texas designated as home of residence, OR
  • Veteran of the U.S. Armed Forces, Coast Guard, Public Health Service, Marine Corps, or Texas National Guard
  • Credit score of 620 or higher
  • Must meet income limits (varies by county and household size)

Start by taking the TSAHC Eligibility Quiz to confirm your qualification.

City of San Antonio

Homeownership Incentive Program (HIP)

The City of San Antonio HIP program provides 0% interest, no-payment forgivable loans to help first-time homebuyers with down payment and closing costs. There are two tiers:

HIP 80 — Lower Income Tier

Detail HIP 80
Assistance Amount $1,000 – $30,000
Income Requirement At or below 80% of Area Median Income
Interest Rate 0%
Monthly Payments None
Forgiveness Forgiven over 5–10 years while you remain in the home

HIP 120 — Moderate Income Tier

Detail HIP 120
Assistance Amount $1,000 – $15,000
Income Requirement 81% – 120% of Area Median Income
Interest Rate 0%
Monthly Payments None
Forgiveness 75% forgiven over 10 years; 25% due at sale or ownership change

2026 HIP Income Limits — San Antonio (80% AMI)

Household Size HIP 80 Max Income
1 Person $54,100
2 Person $61,850
3 Person $69,550
4 Person $77,250
5 Person $83,450
6 Person $89,650
7 Person $95,800
8 Person $102,000

2026 HIP Income Limits — San Antonio (120% AMI)

Household Size HIP 120 Max Income
1 Person $81,150
2 Person $92,750
3 Person $104,350
4 Person $115,900
5 Person $125,200
6 Person $134,450
7 Person $143,750
8 Person $153,000

HIP requirements: Must not have owned a home in the past 3 years. Home must be within San Antonio city limits. Must complete a HUD-approved 8-hour homebuyer education course. Minimum $500 earnest money deposit required.

Maximum home price: $305,200 for existing homes, $325,800 for new construction (updated annually). Verify current limits with the City of San Antonio NHSD before applying.

Disability Benefits

VA Disability Housing Grants

Veterans with qualifying service-connected disabilities may be eligible for VA housing grants that do not require repayment:

Grant FY 2026 Maximum Purpose
Specially Adapted Housing (SAH) $126,526 Build, remodel, or purchase an adapted home
Special Home Adaptation (SHA) $50,961 Smaller-scale accessibility modifications
Temporary Residence Adaptation (TRA) $9,100 – $50,961 Adapt a family member's home you are temporarily living in

Learn more and apply at VA.gov Disability Housing Grants.

Tax Benefits

Texas Property Tax Exemptions for Veterans

Texas offers significant property tax relief for veterans, which directly impacts your long-term housing affordability. Visit our Texas Veteran Property Tax Exemption page for a complete breakdown. Key highlights:

  • 100% disabled veterans: Full property tax exemption on your homestead — this can save $8,000–$15,000+ per year in San Antonio depending on property value
  • Partial disability ratings: Exemptions ranging from $5,000 to $12,000 off assessed value based on disability percentage
  • Surviving spouses: May retain the exemption of a deceased disabled veteran
The Beal Group

Serve & Save — Veteran Closing Cost Credit

In addition to government and state programs, The Beal Group offers Serve & Save — our exclusive program that provides a closing cost credit equal to 1% of the commission for every year of active military service, up to a maximum of 6%.

How It Layers With Other Programs

Serve & Save is not a government program. It is Christopher Beal's direct commitment to honoring your service. The credit is applied directly on your Closing Disclosure and layers on top of VA loan benefits, TSAHC assistance, HIP grants, and builder incentives to further reduce what you pay at the closing table. Eligibility requires a DD-214 or active-duty orders and use of Veteran Real Estate San Antonio: The Beal Group as your exclusive buyer's agent. The program is not combinable with outside referral programs.

Real-World Scenario

How to Stack These Programs — A Real Example

Here is what a veteran buyer's assistance package can look like on a $300,000 new construction home in San Antonio:

Source Benefit Estimated Value
VA Loan Zero down payment + no PMI $60,000 down saved + ~$175/mo PMI saved
Builder Incentive Closing cost credit (typical range) $5,000 – $20,000
TSAHC DPA Grant Down payment/closing cost assistance Varies by lender
HIP 120 0% interest forgivable loan Up to $15,000
Serve & Save (6 yrs service) 6% closing cost credit on commission ~$540 on 3% buyer-side commission
VA Funding Fee Waiver Waived if disability rated $6,450 saved (2.15% of $300K)
TX Property Tax Exemption Annual savings (100% rating) $8,000–$15,000/year

Not every buyer qualifies for every program. Eligibility depends on income, disability status, service history, and property location. Christopher Beal evaluates each client's situation individually and builds a customized assistance plan that maximizes every available benefit.

Builder Programs

New Construction + Assistance Programs

Veterans purchasing new construction homes in San Antonio have additional opportunities to stack builder incentives with assistance programs. Major builders like DR Horton, Lennar, Perry Homes, Highland Homes, and David Weekley are currently offering $5,000 to $50,000 in closing cost credits, rate buydowns, and flex dollars — many of which can be combined with VA financing and state assistance.

On VA loans, seller concessions — which include items like prepaid taxes, debt payoff, and the VA funding fee — are capped at 4% of the purchase price. However, normal closing costs paid by the seller or builder (such as title fees, origination fees, and discount points) are not subject to this 4% cap. This distinction matters when structuring builder incentive packages.

For a detailed breakdown of current builder incentives and which builders offer the best packages for VA buyers, visit our New Construction Homes Guide.

Active Duty

Your BAH Can Buy More Than You Think

Active-duty service members stationed at JBSA can use their Basic Allowance for Housing (BAH) to qualify for a VA loan. BAH is non-taxable income, which means it stretches further in loan qualification. Check our 2026 JBSA BAH Rates page for current rates by rank and see how your BAH translates to purchasing power in San Antonio's market.

Common Questions

Frequently Asked Questions

Can I stack VA loan benefits with Texas state assistance programs?
Yes. VA loan benefits — including zero down payment and no PMI — can be combined with TSAHC Homes for Texas Heroes down payment assistance, City of San Antonio HIP grants, and the Texas Veterans Land Board home loan program. You can also layer The Beal Group's Serve & Save closing cost credit on top of these programs. The key is working with a lender and Realtor who understand how to structure multiple assistance sources without creating conflicts in underwriting. Christopher Beal coordinates between the lender, title company, and assistance program administrators to ensure every eligible benefit is applied correctly at closing. San Antonio veterans routinely combine two or more of these programs on a single transaction.
What is the maximum down payment assistance available in San Antonio for veterans?
The City of San Antonio HIP 80 program offers up to $30,000 in 0% interest forgivable loans for households at or below 80% of Area Median Income. HIP 120 offers up to $15,000 for households between 81% and 120% AMI. Combined with TSAHC assistance (available as a grant or forgivable second lien) and VA zero-down financing, eligible veterans can potentially cover all upfront costs. The actual amount you receive depends on your household income, household size, and the specific program tier you qualify for. Christopher Beal evaluates each client's full financial picture to identify which combination of programs delivers the highest total benefit.
Do I have to be a first-time homebuyer to qualify for San Antonio assistance programs?
It depends on the program. The City of San Antonio HIP program requires that you have not owned a home in the past three years, which is the standard HUD definition of a first-time buyer. However, the TSAHC Homes for Texas Heroes program and the Texas Veterans Land Board home loan program do not have first-time buyer restrictions for veterans. VA loan benefits are also fully reusable regardless of how many homes you have purchased previously — your VA entitlement can be restored after selling a previous VA-financed home or through a one-time restoration. Christopher Beal helps veteran clients determine which programs they qualify for based on their ownership history and service record.
What is the TSAHC Homes for Texas Heroes program?
The Texas State Affordable Housing Corporation (TSAHC) Homes for Texas Heroes program provides fixed-rate mortgage loans and down payment assistance to veterans, active military, first responders, and educators. Veterans can receive down payment assistance as a grant (no repayment required) or as a deferred forgivable second lien loan that is forgiven after three years of continuous occupancy. Veterans who combine down payment assistance with a Mortgage Credit Certificate (MCC) receive their MCC free, saving an additional $500 in upfront fees. The MCC itself is a federal tax credit that reduces your annual income tax liability for the life of the loan, providing ongoing savings beyond the initial down payment assistance. TSAHC works through a network of participating lenders across Texas.
What is the Texas Veterans Land Board home loan program?
The Texas Veterans Land Board (VLB) Veterans Housing Assistance Program (VHAP) offers eligible Texas veterans fixed-rate home loans up to $832,750 with competitive interest rates and little or no down payment. Veterans with a VA service-connected disability rating of 30% or higher qualify for a discounted interest rate. The VLB also offers land loans up to $200,000 and home improvement loans. The home must be a primary residence in Texas, and occupancy is required within 60 days of closing. The VLB program is administered by the Texas General Land Office and is the only state-run veteran home loan program in the United States. Two eligible veteran spouses can combine benefits on a single land purchase for up to $275,000.
Can I use builder incentives together with assistance programs on new construction?
In most cases, yes. San Antonio builders currently offer $5,000 to $50,000 in closing cost credits, rate buydowns, and flex dollars. These can often be combined with TSAHC assistance, HIP grants, and VA zero-down financing. On VA loans, seller concessions — which include items like prepaid taxes, debt payoff, and the VA funding fee — are capped at 4% of the purchase price. However, normal closing costs paid by the seller or builder (such as title fees, origination fees, and discount points) are not subject to this 4% cap. Christopher Beal coordinates between the builder, lender, and assistance programs to structure the incentive package so that maximum benefit is applied within VA guidelines.
What are the income limits for San Antonio homebuyer assistance?
City of San Antonio HIP 80 requires household income at or below 80% of Area Median Income. HIP 120 covers households between 81% and 120% AMI. For 2026, the HIP 80 income limit for a 4-person household in San Antonio is approximately $77,250, while HIP 120 extends to approximately $115,900 for the same household size. TSAHC programs also have income limits that vary by county and household size — check the TSAHC eligibility quiz for current thresholds. VA loan benefits and the VLB program do not have income limits for basic eligibility, making them accessible to veterans at all income levels. Christopher Beal reviews your household income against all available program thresholds to identify every program you qualify for.
How does the Serve & Save program work with other assistance?
The Beal Group's Serve & Save program provides a closing cost credit equal to 1% of the commission for every year of active military service, up to a maximum of 6%. This credit is applied directly on your Closing Disclosure and can be layered on top of VA loan benefits, TSAHC assistance, HIP grants, and builder incentives. Serve & Save is not a government program — it is Christopher Beal's direct closing cost credit for veteran and active-duty clients as a thank-you for military service. Eligibility requires a DD-214 or active-duty orders and use of Veteran Real Estate San Antonio: The Beal Group as your exclusive buyer's agent. The program is not combinable with outside referral programs.
Are there special grants for disabled veterans buying homes in San Antonio?
Yes. The VA Specially Adapted Housing (SAH) grant provides up to $126,526 for FY 2026 to build, remodel, or purchase an adapted home for veterans with qualifying service-connected disabilities. The Special Home Adaptation (SHA) grant provides up to $50,961 for less extensive modifications. The Temporary Residence Adaptation (TRA) grant covers modifications to a family member's home where the veteran is temporarily residing. Additionally, disabled veterans with a 100% rating receive a full Texas property tax exemption — which can save $8,000 to $15,000 or more per year in San Antonio — and those rated 30% or higher qualify for discounted VLB interest rates and a full VA funding fee exemption.
What documents do I need to apply for veteran homebuyer assistance in San Antonio?
For most programs you will need your DD-214 (or current active-duty orders), VA Certificate of Eligibility (COE), proof of income (LES for active duty, pay stubs or tax returns for veterans), government-issued ID, and bank statements showing at least two months of history. The HIP program also requires completion of a HUD-approved 8-hour homebuyer education course and a minimum $500 earnest money deposit. TSAHC requires a minimum credit score of 620. Christopher Beal helps clients organize all documentation before beginning the application process to avoid delays, and coordinates directly with participating lenders who are experienced in structuring multi-program veteran transactions in San Antonio.
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Ready to Maximize Your Veteran Homebuyer Benefits?

Christopher Beal — U.S. Army veteran, MRP-certified REALTOR, VAREP member, SABJ Top 25 (#13 2024, #14 2025 | #20 2026), 3× Platinum Top 50, 6× eXp ICON Agent, and Five Star Professional — specializes in helping veterans and military families navigate every assistance program available in San Antonio.

With 293+ families served and $112M+ in career volume, Christopher builds a customized financial plan for each client — combining VA benefits, state programs, local grants, builder incentives, and the Serve & Save program to minimize your out-of-pocket costs.

Call (210) 882-8583  or  email [email protected]

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