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About the City of Fort Worth Homebuyer Assistance Program (HAP)
The City of Fort Worth Homebuyer Assistance Program (HAP) provides up to $25,000 for down payment and closing costs to income-qualified buyers purchasing inside Fort Worth city limits. The Neighborhood Services Department runs it with federal HOME funds as a 0% deferred-payment second lien that is forgiven over five or ten years. Unlike the statewide TDHCA programs, which cap help at 5% of the loan, HAP sets a flat dollar ceiling.
To qualify for Fort Worth HAP, household income must be at or below 80% of area median income. The June 2026 limits are $61,800 for one person, $70,600 for two, $79,450 for three, $88,250 for four, and $95,350 for five. Every household member 18 or older counts, and a non-purchasing spouse's income and debts are included too. Buyers must be first-time homebuyers, meaning no ownership in the last three years, though a spouse displaced by divorce may qualify. The city requires a 620 credit score, a housing ratio of 35% or less, and total debt-to-income of 45% or less, with a waiver possible up to 50%. The rule that catches people is the price cap: $309,000 for an existing home and $329,000 for new construction, below the $330,000 Fort Worth median.
HAP charges no interest and no monthly payment. Assistance of $14,999 or less carries a five-year residency period. Larger awards carry ten years: $14,999 is forgiven after year five, then 20% of the remainder each year through year ten. Compared with TDHCA's My First Texas Home (up to 5% of the loan), HAP can deliver more cash on a typical Fort Worth purchase but limits price and location.
How much assistance
Eligibility
- Income limits: At or below 80% of HUD area median income (June 2026): $61,800 (1 person), $70,600 (2), $79,450 (3), $88,250 (4), $95,350 (5), $102,400 (6), $109,450 (7), $116,500 (8). All household members 18+ count, including a non-purchasing spouse.
- Purchase price limit: $309,000
- First-time buyer required: Yes — Must not have owned a home in the last 3 years. Displaced homeowners who previously owned with a former spouse and no longer live there due to divorce may qualify (divorce decree required).
- Credit score minimum: 620
- Geographic restrictions: Property must be located within Fort Worth city limits. Maximum sales price: $309,000 for existing homes or $329,000 for new construction.
- Homebuyer education required: Yes
How to Apply for City of Fort Worth Homebuyer Assistance Program (HAP)
Step 1: Check your income and price limits
Compare your household income with the June 2026 HAP limits at fortworthtexas.gov/departments/neighborhoods/services/hap, where a family of four can earn up to $88,250. Count every member 18 or older, including a spouse who will not be on the loan. Then set your search budget below $309,000 for an existing home or $329,000 for new construction. Government-owned homes and properties outside city limits are not eligible.
Step 2: Complete the eight-hour homebuyer class
Take an eight-hour homeownership course from a HUD-certified agency. Local options include Housing Channel (817-924-5091), Housing Opportunities of Fort Worth (817-923-9192), Trinity Habitat for Humanity (817-926-9219), and HREBA Housing Counseling in Arlington (682-348-4481). In-person classes are free, and the Framework online course costs $75 per couple. Both spouses need a certificate, and it cannot be older than one year at closing.
Step 3: Choose a city-approved HAP lender
Only lenders on the city's HAP list can submit your file. The 2025-2026 list includes Bank of Texas Mortgage, Prosperity Mortgage, Simmons Bank, Service First Mortgage, and Trinity Lending Company. The first mortgage must be a 30-year fixed loan at no more than 1% above the Federal Reserve conventional rate. Expect a 620 minimum credit score, a 35% housing ratio, and a 45% total debt ratio.
Step 4: Gather income and asset documents
Your lender submits the HAP application with signed 1040s and W-2s for three years, 60 days of pay stubs, six months of checking statements, and three months of savings statements. Adults with no income need a FICA earnings statement from ssa.gov. You also need a child support receipt or non-receipt printout and two months of mortgage payments in reserves, which cannot come from gift funds.
Step 5: Make an offer with HAP contract language
Your contract must state under special provisions that the buyer will receive assistance from the City of Fort Worth for down payment and closing costs. Allow at least 30 days to close, because the city will not accept shorter contracts. The seller signs a Notice to Seller, and you pay your own TREC home inspection, earnest money, and option fee from your own funds.
Step 6: Pass inspections and close with the city
After the city issues a conditional commitment, its inspector completes a free Minimum Acceptable Standards inspection within about ten days, and an environmental review takes five days after the appraisal. Processing runs up to 30 days from commitment. Final documents are due 48 hours before closing, no hybrid closings are allowed, and the buyer receives no cash back. Call Neighborhood Services at 817-392-7395 with questions.
Real Cost Example
On a $290,000 existing home in Fort Worth, an FHA first mortgage with 3.5% down needs a $10,150 down payment on a base loan of $279,850. Because 2% of the price is $5,800, the buyer's minimum contribution is the smaller $1,000. HAP covers the remaining $9,150 of the down payment, and closing cost assistance of up to 3% of the loan adds as much as $8,396, for a total award near $17,546.
Estimated closing costs in Fort Worth run $6,500 to $10,000. HAP's $8,396 can pay origination, appraisal, title, recording, survey, credit report, up to 30 days of prepaid interest, and first-year insurance. On a $10,000 closing, the buyer or seller covers about $1,604. The buyer also pays the TREC inspection and must hold two months of mortgage payments in reserves.
Because $17,546 exceeds $14,999, this buyer has a ten-year residency period. After year five, $14,999 is forgiven, and the remaining $2,547 drops by about $509 each year through year ten. Adding a $2,000 seller credit for costs HAP won't pay brings combined help to $19,546, so the buyer can close with roughly $1,000 of their own money.
Combining With Other Programs
The City of Fort Worth HAP guidelines name two compatible programs: the Housing Choice Voucher Homeownership Program and the Public Housing Homeownership Program. Participants from Fort Worth Housing Solutions, Grand Prairie Housing Authority, Dallas Housing Authority, and Tarrant County Housing Authority can use HAP alongside them. The voucher helps with the monthly mortgage payment, while HAP's up to $25,000 covers the down payment and closing costs.
HAP limits combined loan-to-value to 105% across the first mortgage and the city lien. That makes it hard to add TDHCA's My First Texas Home (up to 5% of the loan) to an FHA purchase, because 96.5% plus both seconds usually passes 105%. HAP also bars cash back, debt payoff, and principal reduction at closing, and switching lenders mid-file cancels the funds. Call Neighborhood Services at 817-392-7395 before layering programs.
Seller credits are the simplest add-on. The guidelines let seller proceeds pay any closing item the city's 3% won't cover. Out-of-pocket costs you pay before closing, such as the appraisal, count toward your $1,000 minimum contribution. Choosing a free in-person class instead of the $75 online course also saves money.
Pros and Cons
The City of Fort Worth HAP's biggest advantage is size: up to $25,000 at 0% interest with no monthly payment, which beats TDHCA's 5% assistance on any loan under $500,000. Small awards of $14,999 or less are fully forgiven after five years. The buyer contribution is only $1,000 on most purchases, and closing cost assistance of up to 3% of the loan covers prepaid interest and first-year insurance. Housing Choice Voucher holders can use it too.
The biggest limitation is the price cap of $309,000 for existing homes and $329,000 for new construction, which sits below the $330,000 Fort Worth median. Income must stay at or below 80% of median, and every adult in the household counts. Awards over $14,999 tie you to the home for ten years, and the process adds city inspections, an environmental review, and a 30-day minimum contract. Buyers above these limits should compare TDHCA's My First Texas Home or My Choice Texas Home.
Frequently Asked Questions
How much down payment assistance does Fort Worth HAP give?+−
Do I have to pay back Fort Worth HAP if I sell my house?+−
What is the income limit for the Fort Worth homebuyer assistance program?+−
What is the maximum home price for Fort Worth HAP?+−
Do I have to be a first-time homebuyer to get Fort Worth HAP?+−
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Program details last verified: October 18, 2026