What down payment assistance is available in San Antonio in 2026?
San Antonio buyers can use the City of San Antonio Homeownership Incentive Program (HIP 80 up to $30,000 and HIP 120 up to $15,000, when the City has funded a round; it was paused for fiscal year 2026) and statewide programs from TSAHC, TDHCA and SETH that offer up to 5% of the loan amount. Each program has income limits, a minimum credit score and, for the City program, a home price limit.
City of San Antonio Homeownership Incentive Program (HIP)
| HIP 80 | HIP 120 | |
|---|---|---|
| Assistance | $1,000 to $30,000, 0% interest, no monthly payment | $1,000 to $15,000, 0% interest, no monthly payment |
| Forgiveness | Up to $15,000 forgiven over 5 years; $15,001 to $30,000 over 10 years | 75% forgiven over 10 years; the other 25% is not forgiven |
| Price limit, existing home | $260,000 | $301,700 |
| Price limit, new construction | $284,000 | $332,800 |
| Income limit, household of 4 | $80,500 | $120,700 |
HIP 80 income limits are listed by the City for 2026; HIP 120 limits are listed for 2025. The City paused HIP for its 2026 fiscal year (October 2025 through September 2026), and it reopens only when the City funds a new round, so check current availability with the City's Neighborhood and Housing Services Department (call 3-1-1) before counting on it.
Statewide programs that work in San Antonio
| Program | Run by | Assistance | First-time buyer required? | Minimum credit |
|---|---|---|---|---|
| Home Sweet Texas | TSAHC | Up to 5% of the loan amount | No | 620 |
| Homes for Texas Heroes (teachers, firefighters, EMS, police, corrections officers, veterans) | TSAHC | Up to 5% of the loan amount | No | 620 |
| My First Texas Home | TDHCA | Down payment assistance plus a 30-year fixed rate | Yes, with exceptions for qualified veterans and targeted areas | Check with the lender |
| My Choice Texas Home | TDHCA | Down payment assistance plus a 30-year fixed rate | No | Check with the lender |
| 5-Star Texas Advantage | SETH (Southeast Texas Housing Finance Corp.) | Up to 5% on FHA, VA and USDA; set by rate sheet on Conventional | No | 640 |
Income limits for the statewide programs depend on the county and household size and are updated by each agency. The lender checks them when you apply.
What to know before using assistance
- Assistance is often a second lien that is forgiven over time or repaid when you sell or refinance, so read the terms.
- Programs that include assistance can come with a slightly higher interest rate than the same loan without it. Compare both.
- Income limits use household income as the program defines it, which can differ from the income used to qualify for the mortgage.
- Not every lender is approved for every program, so ask whether your lender offers the one you want before you apply.
- Self-employed buyers can use these programs, but income must be documented the way the program requires, usually with tax returns.
Related guides
First-time homebuyer loan officer in San Antonio, first-time homebuyer programs in Texas, Florida and California and how much cash you need to close in Texas.
Sources
Frequently asked questions
Do I have to be a first-time buyer to get down payment assistance in Texas?
Not always. Home Sweet Texas, Homes for Texas Heroes, My Choice Texas Home and SETH 5-Star have no first-time buyer requirement. My First Texas Home does, with exceptions for qualified veterans and targeted areas.
Is the City of San Antonio HIP program open?
The City paused HIP for its 2026 fiscal year and reopens it only when a new round is funded. Check current availability with the City's Neighborhood and Housing Services Department by calling 3-1-1.
Can veterans get down payment assistance in San Antonio?
Yes. Veterans are eligible for TSAHC Homes for Texas Heroes, and qualified veterans can be exempt from the first-time buyer rule on My First Texas Home. Many veterans also use VA loans with no down payment.
Want to know which program you qualify for?
Send Sarah your household size, income and price range, and she will check the current limits.
Send Sarah Your Scenario Call (619) 254-4067