Central Texas
Bexar County
Across Bexar County and San Antonio, the hardest part of buying is usually the cash up front, not the monthly payment. Eligible buyers may shrink it with TSAHC or TDHCA down payment assistance and the federal MCC tax credit; within city limits, San Antonio's HIP program is worth knowing about too. The income limits surprise a lot of people.
Quick Facts
- County seat San Antonio
- Region Central Texas
- Population 2,009,324
- TSAHC income limit (non-targeted) ~$130,833
- FHA loan limit $557,750 Source: hud.gov
- FIPS code 48029
What Buyers Should Know
Bexar County’s 2026 HUD area median income (AMI) for a 4-person household is approximately $96,625, with the TSAHC Heroes 115% AMI ceiling reaching ~$117,500. Most Bexar buyers qualify for at least one TSAHC or TDHCA program; the county is not designated a HUD targeted area, so the standard income limits and first-time-buyer rules apply.
FHA loan limits in Bexar mirror the San Antonio-New Braunfels MSA baseline. Conforming limits run $806,500 for 1-unit. VA loans are uncapped above conforming limits for full-entitlement veterans — meaningful for the JBSA-Lackland, JBSA-Randolph, and Fort Sam Houston military communities anchored in Bexar.
Property tax in Bexar averages around 2.43% effective (verify current year at the Bexar Appraisal District). The Texas residence homestead exemption shaves $100,000 off school-district appraised value and caps appraised value growth at 10% per year — the single highest-return paperwork move a new Bexar homeowner makes. File with BCAD on or before April 30 of the year following purchase.
City of San Antonio HIP — Currently Closed for FY 2026
The City of San Antonio HIP 80 and HIP 120 forgivable second-loan programs apply only inside SA city limits — not in suburban Bexar communities like Schertz, Helotes, Universal City, Alamo Heights, or Live Oak. Per the official sa.gov NHSD page verified May 19, 2026, both HIP tiers are currently NOT accepting applications for FY 2026; renewal expected October 1, 2026 if approved by City Council. Bexar buyers outside SA city limits — and any buyer waiting on HIP funding — may route to state-level TSAHC and TDHCA programs which cover the entire county. Full SA-specific HIP detail: San Antonio down payment assistance guide.
Income Limits
Bexar County Down Payment Assistance Income Limits
| Program | Max household income (non-targeted) | Max purchase price |
|---|---|---|
| Home Sweet Texas / Homes for Texas Heroes (TSAHC) | up to ~$130,833 (any household size) | up to ~$579,037 |
| My First Texas Home (TDHCA) | up to ~$104,227 (1–2 persons) / ~$119,861 (3+) | up to ~$579,037 |
| My Choice Texas Home (TDHCA) | up to ~$167,110 (conventional) / ~$177,186 (FHA/VA/USDA) | No purchase price limit |
| Figures show approximately how high non-targeted-area limits may reach for the standard above-80%-AMFI tier. TSAHC applies a single income limit at any household size. My First Texas Home varies by household size and is for first-time buyers using FHA, VA, or USDA loans. My Choice Texas Home adds repeat buyers and conventional financing and has no purchase price limit. Limits may be higher in HUD-targeted census tracts and change periodically — confirm your county's current figure with a participating lender before applying. | ||
Source: TSAHC Income & Purchase Price Limits + TDHCA Income & Purchase Price Limits
Loan Limits — Bexar County
VA
VA loans are uncapped above conforming limits for full-entitlement veterans.
Cities in Bexar County
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Helotes
Helotes sits on San Antonio's Hill Country edge in northwest Bexar County, near JBSA-Lackland and Camp Bullis. Eligible buyers may qualify for TSAHC or TDHCA down payment assistance and the federal MCC tax credit, veterans and service members may add a VA loan with zero down, and Northside ISD staff may use Homes for Texas Heroes.
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Live Oak
Live Oak, in northeast Bexar County near JBSA-Randolph, is an affordable, military-friendly San Antonio suburb. Eligible buyers may qualify for TSAHC or TDHCA down payment assistance and the federal MCC tax credit, veterans may add a VA loan with zero down, and Judson ISD staff may use Homes for Texas Heroes.
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Universal City
Universal City sits right next to JBSA-Randolph in northeast Bexar County, a natural home base for Air Force families. Eligible buyers may qualify for TSAHC or TDHCA down payment assistance and the federal MCC tax credit, veterans and service members may add a VA loan with zero down, and school staff may use Homes for Texas Heroes.
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School Districts in Bexar County
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Alamo Heights ISD
If you teach or work for Alamo Heights ISD in San Antonio, the Homes for Texas Heroes program was built for you. Eligible educators and staff may qualify for TSAHC down payment assistance, often around 5% of the loan amount, with no first-time-buyer requirement, plus the option to add an MCC tax credit.
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Judson ISD
Judson ISD educators in northeast Bexar County, near JBSA-Randolph, may qualify for strong home-buying help. Through Homes for Texas Heroes, eligible staff may receive TSAHC down payment assistance, about 5% of the loan amount, with no first-time-buyer requirement; veterans may also add a VA loan with zero down.
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North East ISD (NEISD)
North East ISD educators in north San Antonio may qualify for strong home-buying help. Through Homes for Texas Heroes, eligible staff may receive TSAHC down payment assistance, about 5% of the loan amount, with no first-time-buyer requirement; veterans may also add a VA loan with zero down.
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Northside ISD (NISD)
Northside ISD, the largest district in San Antonio, employs tens of thousands of educators who may qualify for home-buying help. Through Homes for Texas Heroes, eligible staff may receive TSAHC down payment assistance, around 5% of the loan amount, with no first-time-buyer requirement and an MCC tax credit.
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San Antonio ISD (SAISD)
San Antonio ISD educators serving the city's urban core may qualify for real home-buying help. Through Homes for Texas Heroes, eligible staff may receive TSAHC down payment assistance, around 5% of the loan amount, with no first-time-buyer requirement and an MCC tax credit.
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SCUCISD
SCUC ISD educators around Schertz, Cibolo, and Universal City, near JBSA-Randolph, may qualify for strong home-buying help. Through Homes for Texas Heroes, eligible staff may receive TSAHC down payment assistance, about 5% of the loan amount, with no first-time-buyer requirement; veterans may also add a VA loan with zero down.
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Military Bases in Bexar County
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Fort Sam Houston (JBSA)
For service members and families at JBSA-Fort Sam Houston in San Antonio, buying may beat renting sooner than expected. Eligible buyers may qualify for a VA loan with zero down and no monthly mortgage insurance, plus TSAHC or TDHCA down payment assistance and the federal MCC tax credit, and veterans also qualify for the Homes for Texas Heroes program.
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JBSA-Lackland
If you're stationed at JBSA-Lackland in southwest San Antonio, you may have a clear path to homeownership. Eligible service members, veterans, and military spouses may qualify for a VA loan with zero down and no monthly mortgage insurance, plus TSAHC or TDHCA down payment assistance and the federal MCC tax credit.
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JBSA-Randolph
Near JBSA-Randolph in northeast San Antonio, buying a home may be more attainable than another lease. Eligible service members, veterans, and military spouses may qualify for a VA loan with zero down and no monthly mortgage insurance, and may add TSAHC or TDHCA down payment assistance and the federal MCC tax credit. Popular commuter areas include Universal City, Schertz, and Cibolo.
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