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. TSAHC's 2026 limits in Bexar County may reach about $157,358 for Home Sweet Texas and $178,339 for Homes for Texas Heroes, at any household size.
Quick Facts
- County seat San Antonio
- Region Central Texas
- Population 2,009,324
- Home Sweet Texas income limit (non-targeted) ~$157,358
- FHA loan limit $557,750 Source: hud.gov
- FIPS code 48029
What Buyers Should Know
In Bexar County, TSAHC’s county income limits may allow household income up to about $157,358 for Home Sweet Texas and $178,339 for Homes for Texas Heroes, at any household size. Many Bexar County buyers may qualify for at least one TSAHC or TDHCA program; targeted areas are specific census tracts, not whole counties, so ask your lender whether a home’s address falls in one; outside those tracts, the standard income limits and first-time buyer rules apply.
FHA loan limits in Bexar mirror the San Antonio-New Braunfels MSA baseline. The 2026 conforming loan limit is $832,750 for a 1-unit home. 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 $140,000 off school-district appraised value and caps appraised value growth at 10% per year. Filing it is one of the most valuable steps a new Bexar homeowner can take. File with BCAD on or before April 30 of the year following purchase.
City of San Antonio HIP: Check the Current Status
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. The City’s official HIP page doesn’t currently post an application status, and city funding can open and close by fiscal year, so check with the City’s Neighborhood and Housing Services Department before you plan around HIP. Bexar buyers outside SA city limits, and any buyer waiting on HIP funding, may look at 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 (TSAHC) | up to ~$157,358 (any household size) | bond DPA or MCC only: up to ~$583,580 |
| Homes for Texas Heroes (TSAHC) | up to ~$178,339 (any household size) | bond DPA or MCC only: up to ~$583,580 |
| My First Texas Home (TDHCA) | up to ~$104,725 (1–2 persons) / ~$120,434 (3+) | up to ~$583,580 |
| My Choice Texas Home (TDHCA) | up to ~$172,720 (conventional) / ~$178,033 (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 limits apply at any household size, and Homes for Texas Heroes has a higher limit than Home Sweet Texas; TSAHC's purchase price limit applies to bond-funded assistance and the MCC. 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, so confirm your county's current figure with a participating lender before applying. | ||
Source: TSAHC county income 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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Converse Down Payment Assistance: 2026 Programs & Income Limits
Down payment assistance for Converse, TX, one of San Antonio's most affordable markets. TSAHC and TDHCA up to ~5% down. See if you qualify.
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San Antonio Down Payment Assistance
San Antonio down payment assistance: TSAHC & TDHCA programs, Bexar income limits, the City HIP programs, the 15% MCC tax credit, and VA options.
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Schertz Down Payment Assistance: 2026 Programs & Income Limits
Down payment assistance for Schertz, TX. Veterans near Randolph can pair a VA loan with state help. TSAHC and TDHCA up to ~5%. See if you qualify.
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School Districts in Bexar County
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Alamo Heights ISD
If you teach at Alamo Heights ISD in San Antonio, the Homes for Texas Heroes program was built for people like you. Through Homes for Texas Heroes, full-time teachers, aides, librarians, counselors, and school nurses may qualify for TSAHC down payment assistance of up to 5% of the loan amount with no first-time-buyer requirement, and the 2026 Heroes income limit in Bexar County is about $178,339.
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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, full-time teachers, aides, librarians, counselors, and school nurses may qualify for TSAHC down payment assistance of up to 5% of the loan amount with no first-time-buyer requirement, and the 2026 Heroes income limit in Bexar County is about $178,339. Veterans may also use a VA loan with no down payment.
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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, full-time teachers, aides, librarians, counselors, and school nurses may qualify for TSAHC down payment assistance of up to 5% of the loan amount with no first-time-buyer requirement, and the 2026 Heroes income limit in Bexar County is about $178,339. Veterans may also use a VA loan with no down payment.
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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, full-time teachers, aides, librarians, counselors, and school nurses may qualify for TSAHC down payment assistance of up to 5% of the loan amount with no first-time-buyer requirement, and the 2026 Heroes income limit in Bexar County is about $178,339.
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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, full-time teachers, aides, librarians, counselors, and school nurses may qualify for TSAHC down payment assistance of up to 5% of the loan amount with no first-time-buyer requirement, and the 2026 Heroes income limit in Bexar County is about $178,339.
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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, full-time teachers, aides, librarians, counselors, and school nurses may qualify for TSAHC down payment assistance of up to 5% of the loan amount with no first-time-buyer requirement, and the 2026 Heroes income limit in Bexar County is about $178,339. Veterans may also use a VA loan with no down payment.
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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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Related Guides
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Boerne Down Payment Assistance: 2026 Limits for Kendall County
Kendall County carries unusually generous income limits, up to ~$209,550. In Boerne the price cap is the real constraint, not your paycheck. See what fits.
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Seguin Down Payment Assistance: 2026 Programs and Limits
Seguin is the affordable end of the I-10 corridor, and the price cap never binds here. See which programs may put up to about 5% toward your costs.
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Buda Down Payment Assistance: 2026 Programs and Limits
Hays County carries some of the highest assistance limits in Texas. Buda buyers may qualify at incomes up to approximately $201,600. See where you actually land.
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Hutto Down Payment Assistance: 2026 Guide for Buyers
You do not need to be a first-time buyer in Hutto. Williamson County limits may reach ~$228,480 with My Choice Texas Home. See which programs fit you.
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