Texas Teacher Home Loans: Down Payment Assistance for Texas Educators

Fact-checked by

Byron Davis

Texas DPA Fact-Checker · NMLS #621780

Last reviewed May 1, 2026

Texas teachers may qualify for one of the deepest down payment assistance benefits available to any U.S. teacher — through the Frontline Home (powered by TSAHC's Homes for Texas Heroes Loan Program). Eligible Texas educators may receive a non-repayable grant or a 3-year forgivable second lien toward down payment and closing costs, plus an optional federal tax credit worth up to $2,000 per year for the life of the loan. The program waives the first-time-buyer requirement, allows up to 115% of county Area Median Income in many Texas counties, and is open to teachers, teacher aides, school librarians, school counselors, and school nurses in any Texas public school district.

This guide walks Texas teachers through the actual eligibility rules, the dollar math for a typical Texas teacher salary against county AMI, the Texas Retirement System (TRS) income-qualifying quirk that catches some teachers off guard, ISD-by-ISD HR letter requirements for program verification, school-year closing timing, and the full step-by-step from form to closing day. Every detail is sourced from TSAHC, TDHCA, the IRS, the Texas Education Agency, or Texas Retirement System primary documentation. Verify current-year program details directly with the issuing agency before applying — eligibility thresholds, income limits, and DPA percentages reset annually.

What Is Texas Teacher Down Payment Assistance?

Texas teacher down payment assistance is help — typically a grant, a forgivable second lien, or a federal tax credit — that may cover some or all of the down payment, closing costs, and ongoing tax savings on a home purchase by an eligible Texas educator. Most Texas teacher DPA flows through one program: the Frontline Home (powered by TSAHC's Homes for Texas Heroes Loan Program), administered by the Texas State Affordable Housing Corporation.

What an eligible Texas teacher may receive through this program:

• Down payment + closing cost assistance — a non-repayable grant OR a 3-year forgivable second lien, depending on which option you select at closing. The grant option does not require repayment; the forgivable second lien is forgiven over 3 years if you continue to own and occupy the home.
• Fixed-rate first mortgage — typically delivered as FHA, VA, USDA, or conventional financing, depending on which loan type fits your situation. The DPA layers on top of the underlying mortgage.
• Optional federal tax credit (MCC) — Texas teachers who are first-time homebuyers may also enroll in the MCC Sidekick (powered by TSAHC's Mortgage Credit Certificate), which delivers up to $2,000 per year in federal income tax credit subject to federal tax liability. Per TSAHC, when an eligible Texas Hero pairs an MCC with DPA on the same loan, the MCC fee is waived — an additional $500 in savings beyond the standalone benefit.
• No first-time-buyer requirement — unlike most national DPA programs, the Texas Heroes program is open to both first-time and repeat buyers.
• Higher income ceiling than most DPA programs — typical ceilings reach up to 115% of county AMI for Heroes-eligible buyers, well above the 80% AMI ceiling that gates Home Sweet Texas and many federal DPA programs.

Two requirements gate Texas teacher eligibility, per TSAHC: (1) employment in a qualifying public school district position, and (2) a credit score of 620 or higher with income that meets program limits. Most full-time Texas public school employees clear both. Verify current eligibility specifics at tsahc.org/homebuyers-renters/homes-for-texas-heroes-program before applying.

Eligible Texas School Occupations Under the Program

One detail that catches many Texas educators off guard: the Frontline Home covers more than just classroom teachers. Per TSAHC's official Heroes program page, the following full-time positions in a Texas public school district may qualify:

• School teachers — classroom teachers in any Texas public school district, including elementary, middle, and high school positions across all subjects and grade levels
• Teacher aides — full-time paraprofessionals and instructional aides in Texas public school districts
• School librarians — full-time librarians and library media specialists in Texas public school districts
• School counselors — full-time guidance counselors and academic advisors in Texas public school districts
• School nurses — full-time nurses employed by Texas public school districts (this is a school-specific category and is separate from the program's general nursing-faculty qualification)

Adjacent Heroes-eligible occupations (in case household members may also qualify): police officers, firefighters and EMS personnel, public security officers, veterans or active military, correction officers and juvenile corrections officers, and nursing faculty. A dual-income household with one classroom teacher and one police officer or firefighter, for example, may have both partners qualify for the same program — though only one Heroes program enrollment applies per loan.

Charter school employees, private school employees, and university faculty are not eligible under the Heroes program educator category — the program specifically requires "full-time positions in a public school district." Charter school teachers may still qualify under HomeStep (powered by TSAHC's Home Sweet Texas Home Loan Program) if they meet the income and credit floors. Verify your specific position's eligibility with TSAHC or a TSAHC-approved lender during pre-qualification.

Texas Retirement System (TRS) and DPA Income Qualification

One quirk specific to Texas teachers: every full-time Texas public school employee contributes to the Teacher Retirement System (TRS) instead of Social Security. TRS withholds roughly 8% of each paycheck, with the school district matching the contribution. TRS pension benefits become available after meeting age + service requirements (typically Rule of 80 or 65/5 — verify specifics at trs.texas.gov).

The Texas teacher DPA implication: lenders may treat TRS contributions and retired TRS pension income differently depending on the loan type and the lender's overlay rules. What this typically means for an active-duty Texas teacher applying for a mortgage:

• Gross income vs. take-home income. Lenders qualify on gross monthly income (before TRS contributions), not on take-home pay. A teacher earning $60,000 per year qualifies on $5,000/month gross — the ~$400/month TRS contribution does not reduce qualifying income.
• TRS contributions as a deduction, not a debt. TRS contributions are typically classified as a benefit deduction, not a debt obligation — they do not enter the debt-to-income (DTI) ratio calculation. Verify with your loan officer if your DTI is borderline.
• 9-month vs. 12-month pay schedules. Some Texas teachers receive 9-month paychecks (September through May only), while others elect 12-month equal pay (annual salary divided by 12). Lenders typically prefer 12-month schedules because they simplify the income calculation. If you are on a 9-month schedule, your lender may request a contract or HR letter confirming your annual salary to verify income for the summer months.
• Retired Texas teachers using TRS pension income. If you are a retired Texas teacher applying for a Heroes-eligible loan, your monthly TRS pension may qualify as ongoing income. Lenders typically require documentation showing pension award letters, three years of stable income history, and continuation of the pension for at least three years from closing.

None of these TRS quirks block a Texas teacher from qualifying for the program — they simply require your loan officer to handle the income documentation correctly. A Texas-experienced TSAHC-approved lender will recognize these patterns on sight; a lender unfamiliar with Texas teacher pay structures may slow the process. ShopDPA's Texas partner network includes lenders who close teacher loans every month and know the TRS underwriting playbook by heart.

County AMI and Texas Teacher Salary Fit

The income test under the Frontline Home typically allows up to 115% of county AMI for Heroes-eligible buyers in most Texas counties — a meaningfully higher ceiling than the 80% AMI cap that gates Home Sweet Texas and most federal DPA programs. The Texas Education Agency reports the statewide average teacher salary at approximately $61,000 (verify current-year figures at tea.texas.gov), with starting teacher salaries typically in the $50,000–$58,000 range and experienced teacher salaries in the $65,000–$80,000 range depending on district, certification, and tenure.

What this typically means for a Texas teacher's program eligibility:

• Most Texas teacher household incomes land below the Heroes 115% AMI ceiling in major Texas metros. The 115% AMI threshold in the Houston, Dallas-Fort Worth, Austin, and San Antonio MSAs sits well above $100,000 for a family of four (verify current-year HUD AMI tables at huduser.gov/portal/datasets/il.html).
• Dual-income teacher households still typically qualify. A two-teacher household earning a combined ~$120,000 in a major Texas metro typically remains below the 115% AMI ceiling for a family of four.
• Higher-salary Texas districts may pinch the ceiling. Some affluent Texas districts pay teachers above the state average — verify your specific household income against the current-year ceiling for your county and family size before applying.
• Single-income teacher households almost always qualify. A single Texas teacher earning $55,000–$75,000 sits comfortably below the 115% AMI ceiling in every major Texas metro.

Income limits are not the only AMI-tied component. The program also caps the home purchase price under federal §143 rules. Most Texas teacher buyer profiles land below the purchase price ceiling in mid-cost Texas markets, though high-cost areas (parts of Austin, Plano, Frisco, Flower Mound) may pinch the cap. Your TSAHC-approved lender pulls the current-year ceilings for your county during pre-qualification.

Grant vs. Forgivable Second Lien: Which Texas Teacher DPA Option to Pick

Per TSAHC, eligible Texas teachers may choose between two DPA structures at closing:

• Grant option (non-repayable). The DPA is delivered as a grant that does not require repayment under any circumstances. The grant option typically comes with a slightly higher fixed interest rate on the first mortgage to offset the cost of the non-repayable funds. For Texas teachers who plan to stay in the home short-term (less than 5 years) or who place high value on simplicity, the grant option may make sense.
• Deferred forgivable second lien (3-year forgiveness). The DPA is delivered as a second-position lien at 0% interest with no monthly payment. The lien is forgiven over 3 years if you continue to own and occupy the home as your primary residence. If you sell or refinance during those 3 years, the unforgiven balance becomes due. For Texas teachers who plan to stay in the home long-term, the forgivable second lien typically delivers a lower effective interest rate on the first mortgage than the grant option.

Rule of thumb: if you plan to stay in the home longer than 3 years, the forgivable second lien typically wins on total cost. If you may move within 3 years (military spouse, planning a job change, expecting growth that may need a bigger home), the grant option typically wins because it carries no repayment risk. Your Texas loan officer may model the difference for your specific income, target purchase price, and expected ownership horizon.

Texas ISD Employment Verification for the Heroes Program

To enroll in the Frontline Home, eligible Texas educators typically need to provide an employer verification letter from their Independent School District (ISD). The letter confirms full-time employment in a qualifying position and is usually issued by the ISD's HR or Benefits department on official ISD letterhead.

Major Texas ISDs where Heroes employment verification is a familiar HR request:

• Houston ISD (HISD) — largest district in Texas with ~189,000 students. HR processes Heroes program letters routinely. Contact: HISD Benefits Department.
• Dallas ISD — second-largest district with ~143,000 students. HR handles Heroes letters as a standard benefit request.
• Cypress-Fairbanks ISD (Cy-Fair) — northwest Harris County, ~115,000 students. Familiar with TSAHC Heroes requirements.
• Northside ISD (San Antonio) — largest district in San Antonio metro with ~100,000 students.
• Austin ISD — ~75,000 students. Austin metro teacher buyer pool.
• Fort Worth ISD — ~74,000 students. Tarrant County.
• Plano ISD — ~50,000 students. Collin County.
• Frisco ISD — ~64,000 students, fastest-growing major Texas district.
• Round Rock ISD — ~50,000 students, Austin metro suburbs.
• Klein ISD, Spring ISD, Katy ISD, Conroe ISD, Pearland ISD, Fort Bend ISD, Alvin ISD — Houston-metro ISDs, all process Heroes letters as routine.
• Richardson ISD, Mesquite ISD, Carrollton-Farmers Branch ISD, Lewisville ISD, Mansfield ISD, Arlington ISD, Grand Prairie ISD, Garland ISD — DFW-metro ISDs.

What the letter typically needs to confirm (TSAHC may update requirements — verify with your lender):

• The teacher's full name as it appears on the loan application
• Confirmation of full-time status in a qualifying position (teacher, teacher aide, school librarian, school counselor, or school nurse)
• The current school year and the teacher's start date with the district
• ISD letterhead, signed by an authorized HR representative, dated within 30-60 days of closing

Most Texas ISD HR departments process Heroes program letters within 1-3 business days. Start the request early in your home-buying timeline — ideally during pre-qualification, before you are under contract — so the letter is ready when your lender needs it.

School-Year Timing: When Texas Teachers Should Close

The Texas teacher calendar shapes the optimal closing timeline more than most buyers realize. Three timing considerations:

• Closing before August 1 is the practical sweet spot. Texas school years typically begin in mid-August. A late-July or early-August closing lets you move in, settle, and start the school year without juggling boxes and lesson plans simultaneously. Pre-qualification typically takes 2-4 weeks; under-contract-to-close typically takes 30-45 days. Working backward, starting your home search in March-April typically aligns with an August closing.
• Spring contract-writing season (March-May) aligns with peak Texas inventory. Texas listing inventory typically peaks in spring as families relist before the summer move. Spring shoppers compete with other family buyers but have more options.
• Summer paycheck timing affects asset-statement underwriting. If you are on a 9-month pay schedule (September through May), your June, July, and August bank statements may show lower deposits than school-year months. Lenders looking at asset statements want to see consistent deposits or, if not, an explanation. A teacher closing in late summer should plan for this in advance: keep summer reserves in an account that maintains visible balance, or move to a 12-month equal-pay schedule with your district before applying. Your loan officer may suggest specific moves.

None of these timing considerations block a Texas teacher from qualifying — they typically just shape the optimal sequence. Teachers who start the process in early spring and target a July or early-August closing typically have the smoothest experience.

Loan-Type Pairings: How Teacher DPA Works with FHA, VA, USDA, and Conventional

The Frontline Home sits on top of a regular first mortgage. The typical Texas teacher pairings:

• FHA + Texas teacher DPA — the most common pairing. FHA alone allows 580 FICO with 3.5% down, but the Heroes program requires 620+ FICO. With FHA + the Heroes DPA layered on top, the DPA may cover much of the down payment and closing costs and the teacher's out-of-pocket may drop substantially.
• VA + Texas teacher DPA — for veteran or active-duty Texas teachers. VA's zero-down structure pairs with the Heroes DPA so the DPA may cover closing costs instead of the down payment. The VA funding fee may be waived for veterans rated 10%+ service-connected disabled. The Texas VLB second-lien program also pairs cleanly with VA — a Texas teacher who is also a 30%+ disabled veteran may layer VA + VLB + Heroes for additional benefit.
• USDA + Texas teacher DPA — for rural-area Texas teachers (typically outside major metro beltways — verify property eligibility at eligibility.sc.egov.usda.gov). USDA's zero-down structure pairs with the Heroes DPA so the DPA may cover closing costs.
• Conventional + Texas teacher DPA — Conventional financing through Freddie Mac HFA Advantage or Fannie Mae HFA Preferred unlocks reduced mortgage insurance and pairs cleanly with the Heroes DPA. 3% minimum down. May be the better long-term economics for teachers with 680+ credit who plan to stay in the home 7+ years.

Most full-time Texas teachers with at least one year of teaching tenure clear FHA, conventional, and USDA underwriting standards. Veterans clear VA on top. The right loan type depends on your specific credit, savings, target purchase price, and how long you plan to stay in the home.

Pairing Texas Teacher DPA with the MCC Tax Credit

Texas teachers who are first-time homebuyers may also enroll in the MCC Sidekick (powered by TSAHC's Mortgage Credit Certificate) alongside the Heroes DPA. The MCC delivers up to $2,000 per year in federal income tax credit for the life of the loan, subject to federal tax liability. Per TSAHC, when an eligible Texas Hero pairs an MCC with DPA on the same loan, the MCC fee is waived — an additional $500 in savings beyond the standalone MCC benefit.

The federal MCC mechanic: every year you file your federal tax return, you take the mortgage interest you paid that year on the certificate-covered loan, multiply it by the certificate's 20% credit rate, and the result is your federal tax credit for that year — capped at $2,000 per IRS §25 rules. A typical Texas teacher's first-year mortgage interest at current rates (~6.5-7%) on a $250,000-$300,000 home approximately reaches or exceeds the $2,000 cap, meaning the credit typically delivers the full $2,000 in the early years of the loan.

The full mechanic, worked examples, recapture rules, and refinance procedures are covered in our dedicated guide at Texas Mortgage Credit Certificate. Two MCC rules specific to teachers:

• One MCC per loan. A Texas teacher may use either a TSAHC MCC or a TDHCA MCC, never both on the same mortgage.
• First-time-buyer requirement. The MCC is, by default, a first-time homebuyer benefit. Texas veterans are exempt from the FTHB rule under both TSAHC and TDHCA MCC programs. The Heroes DPA itself does not require first-time-buyer status, but the MCC pairing does (unless you are a veteran teacher).

Credit Score and DTI for Texas Teachers

Per TSAHC, the minimum credit score for the Frontline Home is 620. Two layers may push this higher in practice:

• Lender overlays. Some lenders apply 640 or 660 minimums above the program floor — especially for FHA + Heroes pairings. Other lenders match the 620 program floor exactly. Lender choice may matter on the borderline.
• Loan-type minimums. Conventional financing through HFA Preferred / HFA Advantage typically requires 640-680 credit at most lenders. FHA + Heroes at 620 is the most accessible combination for teachers with credit on the threshold.

For context: the U.S. average FICO score is approximately 715. A 620 minimum is well below the national average, and most full-time Texas teachers with stable W-2 income and three or more years of on-time payment history clear it comfortably. If your score is on the borderline, your loan officer may suggest credit-strengthening steps that typically take 60-90 days to lift a score 20-40 points (paying down revolving balances below 30% utilization, disputing inaccurate items, avoiding new credit inquiries).

On debt-to-income (DTI): TSAHC and most Texas teacher loans target a back-end DTI at or below 45-50% depending on loan type and credit. Texas teachers typically clear DTI thresholds because public-school employment is W-2 stable and TRS contributions do not enter the DTI calculation. Student loan debt may pinch DTI for early-career teachers — verify with your lender if you carry significant student loan balances.

HUD Homebuyer Education for Texas Teachers

Every TSAHC loan, including the Frontline Home, requires completion of a HUD-approved homebuyer education course before closing. The course covers budgeting, mortgage basics, the Texas closing process, post-purchase home maintenance, and avoiding foreclosure. Most courses run 6-8 hours and may be completed in one sitting.

Two main paths for Texas teachers:

• Online courses — Framework Homeownership and eHome America are the most common. Self-paced, $75–$99, typically completable in one evening or a weekend afternoon.
• HUD-approved counseling agencies in Texas — multiple agencies serve the major Texas metros and offer in-person classes, often free. Find a list at HUD's Find a Counselor tool.

Save the certificate — your loan officer needs it before clear-to-close. Texas teachers should plan to complete the course early in the process, not at the last minute, so it does not become a critical-path blocker against an August closing target.

Recapture Tax for Texas Teacher DPA Buyers (IRS §143)

Federal §143 recapture rules may apply to certain mortgage revenue bond–financed loans, which includes most TSAHC and TDHCA first mortgages. The recapture tax is widely misstated in national mortgage content. The accurate version: a recapture tax can apply only when three conditions all happen:

• You sell the home within 9 years of the original purchase
• Your household income at the time of sale exceeds the program's adjusted qualifying income limit for your county and family size
• You realize a capital gain on the sale

If any one of those three conditions does not happen, no recapture is owed. Most Texas teacher DPA borrowers never trigger all three. Even when recapture does apply, both TSAHC and TDHCA run recapture reimbursement programs — eligible borrowers who get hit with recapture tax may be reimbursed for the federal tax owed. Save your closing documents, including the original program enrollment paperwork, and contact TSAHC before filing the year you sell.

This is general information about federal §143 recapture rules, not tax advice. Talk to a CPA before you sell if you think recapture may apply. Primary source: IRS Form 8828.

Step-by-Step: From Form to Closing Day

The path Texas teachers take through ShopDPA to enroll in the Frontline Home:

1. Tell us about your situation via our short form. Takes under 60 seconds. No SSN, no credit pull, no cost. Mention that you are a Texas teacher so we route your introduction to a TSAHC-approved lender who closes teacher loans regularly.
2. See your options. We line up the Texas state programs — Heroes DPA, MCC pairing, and any TDHCA alternatives — that may fit your specific county, ISD, household size, income, and credit. If a TSAHC MCC may apply (you are a first-time buyer), we surface that benefit alongside the DPA.
3. Meet your Texas loan officer. A licensed mortgage professional in our Texas partner network reaches out to walk through what the Heroes program may actually look like for your situation. The LO does the pre-qualification, runs the program-eligibility math, and verifies you meet the 115% AMI ceiling for your county and family size.
4. Request the ISD employment verification letter. Contact your ISD's HR or Benefits department and request the Heroes program letter on official ISD letterhead. Most Texas ISDs turn these around in 1-3 business days.
5. Complete HUD-approved homebuyer education. 6–8 hour course, online or in-person. Save the certificate.
6. Apply for the program. Your loan officer submits the TSAHC Heroes enrollment alongside the first-mortgage application. If you are pairing an MCC, the MCC enrollment goes in alongside.
7. Close on your home. The Heroes DPA layers in along the way — your loan officer coordinates the moving pieces so you walk to the closing table with the keys in reach.

ShopDPA is a Texas home loan referral service. We connect Texas teachers 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. The Frontline Home is administered by TSAHC under Texas Government Code §2306.551–2306.567 — ShopDPA is not the issuer.

Required Documents for Texas Teacher Pre-Qualification

• Photo ID — driver's license or state ID
• Income — last 2 pay stubs (verify they show year-to-date earnings), last 2 W-2s, last 2 years of federal tax returns (1040 + all schedules)
• 9-month pay schedule? — bring a signed teacher contract or HR letter confirming annual salary if you are on summer-off pay
• Assets — last 2 months of bank statements (all accounts), most-recent 401(k) / TRS / IRA / brokerage statements
• Large deposits — letter of explanation + paper trail for any deposit over ~$500 not from payroll
• ISD employment verification letter — on official ISD letterhead, dated within 30-60 days of closing
• Veteran teachers — DD-214 (or current Statement of Service for active duty), Certificate of Eligibility (your LO can pull)
• Homebuyer counseling certificate — from your HUD-approved course
• Purchase contract (once selected) — fully executed sales contract from your Texas real estate agent

Texas Teacher Home Loan Program: Frequently Asked Questions

How much down payment assistance may a Texas teacher qualify for?

Per TSAHC, eligible Texas teachers may choose between a non-repayable grant or a 3-year forgivable second lien for down payment and closing-cost assistance under the Homes for Texas Heroes program. The exact dollar amount typically depends on the loan amount and which DPA percentage tier you select at closing. Pairing the DPA with the TSAHC Mortgage Credit Certificate may add up to $2,000 per year in federal tax credit for the life of the loan, subject to your federal tax liability — and TSAHC waives the MCC fee for Heroes-eligible buyers who pair the two, an additional $500 in savings.

Do I have to be a first-time homebuyer to qualify as a Texas teacher?

No. The Texas Heroes program does not require first-time-buyer status for the DPA itself. A teacher who has owned a home before may still qualify for the Heroes DPA and the underlying first mortgage. The TSAHC MCC, however, is by default a first-time-buyer benefit — Texas veteran teachers are exempt from the FTHB rule for the MCC, and target-area exceptions may also apply.

What is the income limit for a Texas teacher under the Heroes program?

Income limits vary by county and household size. Heroes-eligible buyers typically have a ceiling at 115% of county AMI in most Texas counties — a meaningfully higher ceiling than the 80% AMI cap that gates Home Sweet Texas and most federal DPA programs. The 115% AMI threshold in major Texas metros (Houston, DFW, Austin, San Antonio) typically lands well above $100,000 for a family of four. Verify current-year limits for your specific county and household size at huduser.gov or with your TSAHC-approved lender.

Which Texas school occupations qualify for the Heroes program?

Per TSAHC's official Heroes program page, full-time positions in a Texas public school district that may qualify include: school teachers, teacher aides, school librarians, school counselors, and school nurses. Charter school employees, private school employees, and university faculty are not eligible under the Heroes program educator category, though they may qualify under TSAHC's Home Sweet Texas Home Loan Program if they meet the income and credit requirements.

What credit score does a Texas teacher need?

TSAHC's stated minimum is 620. Lender overlays may push the minimum higher (640 or 660 is common at some lenders). Most full-time Texas teachers with stable W-2 income clear 620 comfortably. If your score is on the borderline, your loan officer may suggest credit-strengthening steps that typically take 60-90 days.

Does my Texas Retirement System (TRS) pension affect my mortgage qualification?

Active-duty Texas teachers qualify on gross income (before TRS contributions), not on take-home pay. TRS contributions are typically classified as a benefit deduction, not a debt, so they do not enter the DTI calculation. Retired Texas teachers may use monthly TRS pension income as qualifying income with proper documentation (pension award letter, three years of stable income history, continuation of pension for at least three years from closing).

Can I use the Heroes program with FHA, VA, USDA, or conventional financing?

Yes. The Heroes DPA pairs with all four loan types. FHA + Heroes is the most common pairing for teachers. VA + Heroes for veteran teachers (with the Texas VLB second-lien program optionally layered on top). USDA + Heroes for rural-area teachers. Conventional + Heroes for teachers with 680+ credit who plan to stay long-term.

When is the best time of year for a Texas teacher to close on a home?

Late July or early August typically aligns best with the Texas school calendar — you move in, settle, and start the school year without juggling boxes and lesson plans simultaneously. Working backward, starting your home search in March or April typically aligns with an August closing. Pre-qualification + program enrollment + homebuyer education adds 2-4 weeks before you start writing offers; under-contract-to-close adds 30-45 days.

Do I have to repay the Texas teacher DPA?

Depends on the option you choose at closing. The grant option is non-repayable under any circumstances. The deferred forgivable second lien is forgiven over 3 years if you continue to own and occupy the home as your primary residence. If you sell or refinance during those 3 years, the unforgiven balance becomes due. Most Texas teachers who plan to stay 3+ years select the forgivable second lien for lower total cost.

Does the Texas Heroes program cost anything to apply for?

ShopDPA's referral service does not charge buyers. TSAHC charges program-administration fees that are typically rolled into closing costs (verify current figures at tsahc.org). HUD-approved homebuyer education runs $75–$99 online or is often free in person at a HUD-approved counseling agency. Your lender's normal origination fees and closing costs apply as on any mortgage — the DPA is what may help offset those costs. Per TSAHC, the MCC fee is waived for Heroes-eligible buyers who pair MCC + DPA on the same loan.