Bexar County

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.