Texas Down Payment Assistance

You May Be Closer to Owning a Texas Home Than You Think

Buy a Texas home with little to no money out of pocket using down payment assistance — no first-time homebuyer requirement.

Many buyers rule themselves out before they ever see what they may qualify for.

Takes under 60 seconds No commitments No credit impact

Texas DPA at a glance

Billions Have Been Used to Help Texans Buy Homes. Most Buyers Don’t Realize They May Qualify.

9,554 Texas families helped by TSAHC
$2.3B In mortgage loans funded by TSAHC
$1.49B Awarded by TDHCA Single Family Homeownership
6,084 Texas families helped by TDHCA

More than 15,000 Texas families used down payment assistance to buy a home last year alone, and many more count themselves out before they ever check. A few minutes is usually all it takes to see what may fit your situation.

See What I May Qualify For

Many buyers don’t realize they qualify until they check.

Sources: TSAHC 2025 calendar year; TDHCA FY 2024 (2025 State of Texas Low Income Housing Plan, Table 9 + Total Funding chart, p. 58).

Explore by Region

Texas Down Payment Assistance by Region

West Texas El Paso · Lubbock North Texas DFW metro East Texas Houston · Gulf Coast Central Texas Austin · San Antonio 1 2 3 4

Common misconceptions

The Biggest Reason Many Texans Don't Buy Sooner? They Think They Can't.

A lot of first-time and repeat buyers in Texas count themselves out before they ever check. Here are six of the most common myths about down payment assistance, and what’s actually true.

Myth #1

“I have to be a first-time homebuyer.”

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Repeat buyers qualify too. TSAHC’s Homes for Texas Heroes and HUD-targeted areas skip the first-time-buyer rule.

Myth #2

“I make too much money to qualify.”

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TSAHC income limits may reach approximately $146,625 in Dallas and $167,250 around Austin, at any household size — comfortably into six figures for most Texas families.

Myth #3

“I need 20% down or I can’t buy.”

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Most DPA buyers put 0–3.5% down by pairing FHA, USDA, or VA with TSAHC or TDHCA assistance.

Myth #4

“My credit isn’t good enough.”

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TSAHC programs accept FICO scores as low as 620 on most loan types — well below the 715 national average.

Myth #5

“I’ll get hit with a huge tax bill later.”

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Federal recapture only hits if you sell within 9 years, gain on the sale, and exceed the income limit. Most buyers never trigger it, and TSAHC reimburses anyone who does.

Myth #6

“Texas DPA programs sound too good to be true.”

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✓ Fact

TSAHC and TDHCA are Texas state agencies that have funded homebuyer assistance through licensed lenders for decades.

Myth #1

“I have to be a first-time homebuyer.”

Hover to see the fact
✓ Fact

Repeat buyers qualify too. TSAHC’s Homes for Texas Heroes and HUD-targeted areas skip the first-time-buyer rule.

Myth #2

“I make too much money to qualify.”

Hover to see the fact
✓ Fact

TSAHC income limits may reach approximately $146,625 in Dallas and $167,250 around Austin, at any household size — comfortably into six figures for most Texas families.

Myth #3

“I need 20% down or I can’t buy.”

Hover to see the fact
✓ Fact

Most DPA buyers put 0–3.5% down by pairing FHA, USDA, or VA with TSAHC or TDHCA assistance.

Myth #4

“My credit isn’t good enough.”

Hover to see the fact
✓ Fact

TSAHC programs accept FICO scores as low as 620 on most loan types — well below the 715 national average.

Myth #5

“I’ll get hit with a huge tax bill later.”

Hover to see the fact
✓ Fact

Federal recapture only hits if you sell within 9 years, gain on the sale, and exceed the income limit. Most buyers never trigger it, and TSAHC reimburses anyone who does.

Myth #6

“Texas DPA programs sound too good to be true.”

Hover to see the fact
✓ Fact

TSAHC and TDHCA are Texas state agencies that have funded homebuyer assistance through licensed lenders for decades.

Hover any card to see the fact behind the myth.

By the numbers

Texas put nearly $4 billion toward helping people buy homes last year alone. Some of it was built for buyers exactly like you.

Sources: TSAHC 2025 calendar year; TDHCA FY 2024.

Affordability check

See What Comes Within Reach.

Choose a loan type and a target home price, and we’ll show what Texas down payment assistance programs may cover.

A few quick details

Your Texas Down Payment Assistance Estimate

An estimate, not a quote. Nothing gets saved, and nothing leaves your browser.

Loan type

Eligible buyers may qualify for FHA loans with a minimum down payment of 3.5%. Certain DPA programs may help substantially reduce eligible down payment, closing costs, and other upfront homebuying expenses.

Your DPA estimate appears here.

Fill in the form on the left and we’ll show how much Texas down payment assistance could cover for your target home.

Estimate ready

In your county, here is what comes within reach:

Max purchase price by loan type · with Texas DPA

Conventional3% down · 620+ FICO
$0
FHA3.5% down · friendliest credit
$0
VA0% down · for Texas veterans
$0
USDA0% down · rural Texas counties
$0

FHA · with vs. without Texas DPA

Without assistance $0 $0/mo
With Texas DPA $0 $0/mo

+$0 with Texas DPA

Total loan amount $0
Monthly mortgage insurance $0

Programs that may fit

Check My Eligibility

Estimates only. Not a commitment to lend. ShopDPA does not originate, fund, or service loans — we connect Texas homebuyers with home loan options, down payment assistance programs, and licensed mortgage professionals in our partner network.

Show full program details and disclosures

About this estimate. Actual program eligibility depends on full underwriting, AMI limits, household composition, property type, lender overlays, and program funding availability. Interest rate assumed at current market average; your actual rate will vary. The Texas DPA contribution shown reflects a TSAHC 5% assistance estimate; final DPA awards depend on the specific program, your AMI tier, and current funding cycles at TSAHC.org and TDHCA.state.tx.us.

Conventional, FHA, and USDA + Texas DPA. TSAHC and TDHCA both run programs that pair with each of the four major loan types, but the math differs by product. Conventional buyers typically use HFA Preferred (Fannie Mae) or HFA Advantage (Freddie Mac) at 3% down with 620+ FICO and reduced private mortgage insurance for income-eligible borrowers.

FHA buyers can put 3.5% down at 580+ FICO, but an upfront 1.75% mortgage insurance premium and roughly 0.55% annual MIP apply, and the annual MIP runs for the life of the loan when the down payment is less than 10%. USDA financing requires 0% down in USDA-designated rural areas, typically a 640+ FICO from lender overlays, and household income at or below 115% of the county AMI; the property must sit in an eligible census tract.

Each loan type carries its own credit, mortgage insurance, and property eligibility rules — verify your fit with a Texas-licensed mortgage professional in our partner network and confirm program details at TSAHC.org, TDHCA.state.tx.us, HUD.gov, and USDA Rural Development.

Veterans and Texas DPA. Texas veterans, active-duty military, and certain surviving spouses with a VA Certificate of Eligibility can pair a VA loan with TSAHC and TDHCA down payment assistance, including TSAHC’s Homes for Texas Heroes program (which covers veterans by veteran status alone, separate from its eligible-occupation list).

Because VA loans allow $0 down for qualified borrowers, DPA dollars are most often applied to closing costs, prepaid items such as property taxes, homeowner’s insurance, and escrow setup, or the VA funding fee — rather than to a traditional down payment. Some Texas DPA programs also allow DPA toward eligible interest-rate buydowns, but allowed uses vary by program and lender.

Confirm with a Texas-licensed mortgage professional in our partner network and verify the program rules at TSAHC.org or TDHCA.state.tx.us before relying on any specific use of DPA funds. Texas veterans may also qualify for a Texas Veterans Land Board second-lien layered on top — verify eligibility at GLO.texas.gov/vlb.

Heads up on programs and income limits. TSAHC and TDHCA set income limits by county. TSAHC’s limit applies at any household size and may reach approximately $167,250 in some counties; TDHCA’s limits vary by household size. Your actual eligibility may move up or down based on household size, where the property sits inside the county, and whether the property is in a HUD-targeted census tract. Confirm the current figure for your county with a participating lender.

City and county DPA programs (Houston HAP, Dallas MAP, San Antonio HIP, Austin DPA, Fort Worth HAP, others) operate independently from TSAHC and TDHCA, have their own income and credit overlays, and can run out of funding mid-year.

Built for Texas Heroes

If You Keep Texas Running, Texas Helps You Home.

Up to 5% of your loan amount in down payment help for the Texans who keep the state running. First-time and repeat buyers may both qualify, and first-time buyers may be able to add a Mortgage Credit Certificate (MCC) tax credit through certain programs. See how the Homes for Texas Heroes program works, or find your role below.

Teachers

Pre-K through college instructors and full-time school staff.

View program

Police

Sworn peace officers across state, county, and city departments.

View program

Firefighters

Career and qualified volunteer Texas firefighters.

View program

EMS

Emergency medical technicians, paramedics, and ambulance staff.

View program

Corrections

Corrections, juvenile-corrections, parole, and probation officers.

View program

Counselors

School counselors and school librarians.

View program

Nurses

School nurses, plus nursing faculty at Texas colleges and universities.

View program

All eligible roles

See the full list of Texas Hero occupations and how to verify your role.

See all roles

The process

From A Short Form To Closing Day.

Your Texas homebuying roadmap, from understanding your options to closing day. We show you the programs that fit your situation and connect you with a Texas-licensed mortgage professional who guides you the rest of the way.

Understanding Your Homebuying Goals

We start by learning about your goals, timeline, income, credit profile, and overall financial picture so we can better understand what mortgage and down payment assistance options may fit your needs.

Whether you’re buying your first home, relocating, upgrading, or simply exploring your options, our goal is to help you understand what may be possible before moving forward.

No pressure. No commitment. Just clarity.

Build Your Mortgage Strategy

We help you understand and compare different mortgage and down payment assistance programs so you can confidently explore the options that best fit your financial goals, monthly payment comfort, and long-term plans.

Our mortgage professionals also help evaluate the full monthly payment picture early in the process — including projected property taxes, homeowners insurance, cash-to-close, monthly obligations, and available funds — so you have a clearer understanding of what may comfortably fit your budget before making offers.

Many buyers are surprised to learn they may qualify for programs they didn’t realize were available. Our goal is to educate you on your options so you feel informed, prepared, and confident in the direction you choose.

Better planning helps reduce surprises later.

Create A Stronger Offer Strategy

Buying a home is more than getting pre-approved. A strong homebuying strategy can help create smoother negotiations, stronger offers, and fewer surprises throughout the transaction process.

Our team works closely with your real estate agent to help structure financing around your goals, payment comfort, available funds, reserves, timelines, and overall transaction strength before offers are submitted.

Depending on the situation, some buyers may benefit from seller concessions or seller-paid closing costs to help reduce upfront out-of-pocket expenses. Our goal is to help everyone understand the financial picture early so buyers can move forward with greater clarity and confidence.

We also help review documentation upfront whenever possible and identify potential issues early to help create smoother approvals and reduce last-minute surprises.

Better preparation creates stronger offers and smoother closings.

Navigate Closing With Confidence

From contract to closing, we help coordinate communication between your lender, real estate agent, title company, insurance provider, and all parties involved to help keep the transaction organized, efficient, and moving toward closing day.

Our goal is to create a smooth, transparent experience with proactive communication and guidance from start to finish.

Clear communication. Fewer surprises. Smoother closings.

ShopDPA is a Texas home loan referral service. We connect Texas buyers with licensed mortgage professionals in our partner network. We are not a mortgage broker, lender, or loan officer, and we do not originate, fund, or service loans.

Why ShopDPA

Why Texas Buyers Choose ShopDPA.

Built around the three things Texas buyers tell us they want when navigating down payment assistance: a tailored set of options, a Texas-licensed mortgage professional who actually closes these programs, and clear answers on the parts that trip people up.

Tailored To Texas

We follow TSAHC, TDHCA, and the federal MCC tax credit closely, so you don’t have to keep up with the changing rules and funding cycles. When you tell us about your situation, we line up the programs that actually fit your county, income, and situation.

Vetted Texas Partner Network

We connect you with a Texas-licensed mortgage professional who closes TSAHC and TDHCA every month, not a generic referral or a cold call from a lead farm.

Honest On The Math

We walk you through the trickier parts step-by-step, including recapture rules, AMI ceilings, MCC limits, and what the down payment help actually covers, so you know what to expect before the call.

Common questions

Texas DPA Frequently Asked Questions.

Quick answers to the things Texas buyers ask us most about down payment assistance, the programs that cover it, and what to expect on the call.

How much down payment help can I actually get in Texas?
A lot of buyers think DPA is a token amount, and it is not. The two state programs (TSAHC and TDHCA) each offer up to 5% of your loan amount, and you can pair either one with the federal MCC tax credit (worth 15% of your annual mortgage interest, with no annual dollar cap, subject to your federal tax liability). On a $300,000 loan, that is up to $15,000 toward your down payment plus an annual tax credit. What fits your situation depends on your county, income, credit, and occupation. Take the short quiz and we will help identify what may fit.
How does ShopDPA work?
ShopDPA is The Texas Down Payment Assistance Marketplace. You answer a few quick questions about your goals, income, and location, and we connect you with a licensed mortgage professional in our Texas partner network who can review your situation, explain your options, and help identify the programs that may fit. Our network knows Texas programs like TSAHC, TDHCA, and the MCC tax credit, along with Conventional, FHA, VA, USDA, and jumbo financing. There is no cost to explore your options and no obligation to move forward.
Does it cost anything to use ShopDPA?
No. You never pay ShopDPA. You can explore Texas down payment assistance programs, grants, the MCC tax credit, and home financing options at no cost to you. ShopDPA is The Texas Down Payment Assistance Marketplace, not a mortgage broker, lender, or loan officer, and we do not originate, fund, or service loans. We are paid by the licensed mortgage professionals in our partner network, never by you.
Do I have to be a first-time homebuyer?
No. Many Texas programs are open to repeat buyers, not just first-timers. TSAHC’s Homes for Texas Heroes program skips the first-time-buyer rule entirely for eligible teachers, nurses, police officers, firefighters, EMS personnel, corrections officers, and veterans. Homes in HUD-targeted areas waive the rule for everyone. And where a program does require first-time status, that usually means you have not owned a primary residence in the last three years, not that you have never owned a home. Take the short quiz and we will help identify the programs that may fit your situation.
My credit isn’t great. Can I still qualify?
Often, yes. Most Texas down payment assistance programs look for a minimum credit score of 620, which is well below the national average. But your score is only one piece. Income, debt, employment history, available funds, and the loan program you choose all factor in. If you are under 620, do not assume you are out of options. Many of the licensed mortgage professionals in our network use credit simulation tools to find ways to improve your score, and some have financing paths for lower scores. Answer a few quick questions and we will connect you with a Texas-licensed mortgage professional to review your options.
What is the income limit for Texas down payment assistance?
Income limits vary by county and program, and they are usually higher than buyers expect. Some programs have lower limits, but others allow significantly higher household incomes. For example, certain TSAHC programs may allow incomes up to approximately $167,250, while some TDHCA My Choice Texas Home programs may exceed $227,460 in select areas. The exact limit depends on where you are buying, your household size, and the program you choose. Answer a few quick questions and we will connect you with a Texas-licensed mortgage professional who can confirm the current limit for your county.
Can I use Texas down payment assistance with an FHA, VA, or conventional loan?
Yes. Texas down payment assistance through TSAHC and TDHCA can be combined with FHA, VA, USDA, and conventional loans. Many buyers use assistance to help cover some or all of their down payment and closing costs while using the same loan they were already planning on. Veterans can often pair a VA loan with assistance to reduce out-of-pocket costs even further. The right combination depends on your credit, income, county, and goals. Take the short quiz and we will help identify which programs may fit your situation.
Do I have to repay Texas down payment assistance?
It depends on the option you choose. Some assistance comes as a grant that does not have to be repaid. Another option is a 0% interest, three-year forgivable second lien with no monthly payment that may be fully forgiven after your 36th payment. A third is a 0% interest deferred second lien with no monthly payment that is typically repaid only when you sell, refinance, or pay off your mortgage. The exact terms depend on the specific program you qualify for, and we will explain them clearly when we show you your options.
I’m a veteran. Can I pair a VA loan with TSAHC or TDHCA?
Yes, and a lot of Texas veterans do not realize this is on the table. Your VA loan covers the down payment (zero down, no monthly MI), and a TSAHC or TDHCA program can cover most of your closing costs on top. The catch is finding a loan officer who actually closes both. The licensed mortgage professionals in our Texas partner network do this every month, so take the short quiz and we will introduce you to one.
What’s recapture? Do I have to pay back the help?
This one trips a lot of buyers up. The federal recapture tax (IRC §143) only kicks in if three things all happen: (1) you sell within 9 years, (2) your income at sale exceeds the program’s adjusted qualifying limit, AND (3) you realize a gain on the sale. Most TSAHC and TDHCA borrowers never trigger all three. Even if you do, both agencies run reimbursement programs, so eligible borrowers get paid back for the recapture tax owed. Save your closing documents and talk to a CPA before you sell.

Find Your Texas Down Payment Assistance.

We will show you which Texas state programs (TSAHC, TDHCA, and the federal MCC tax credit) fit your situation, then introduce you to a Texas-licensed mortgage professional in our partner network who closes these programs every month.

Check My Eligibility