See programs you qualify for

By Tyler Thompson · Licensed Real Estate Agent · Updated April 6, 2026

Homebuyer Programs in San Antonio, TX (2026)

Population: 1,513,974 | Median home price: $290,000 | Est. closing costs: $6,000 - $8,500

San Antonio is the seventh-largest city in the United States, anchored by military installations, healthcare, tourism, and a growing technology sector. With a median home price around $290,000, San Antonio remains one of the most affordable major metros in Texas. The City of San Antonio offers robust homebuyer assistance through its Homeownership Incentive Program (HIP 80), providing up to $30,000 as a forgivable loan for buyers earning up to 80% AMI, and HIP 120, offering up to $15,000 for moderate-income buyers earning 81-120% AMI. First responders with SAPD or SAFD can access up to $40,000 through the First Responders Homebuyer Assistance Program, and City civilian employees can receive up to $40,000 through the HOPE program. Neighborhood Housing Services of San Antonio adds up to $20,000 in additional assistance. At the state level, programs like Home Sweet Texas and My First Texas Home each offer up to 5% of the loan amount as a grant or forgivable loan, making it possible to stack significant assistance toward a home purchase.

City Programs in San Antonio

Program Name	Type	Amount	First-Time Only	Details
San Antonio First Responders Homebuyer Assistance Program (FRHAP)	Forgivable Loan	$20,000 (outside CRAG) or $40,000 (inside CRAG)	Yes	View →
San Antonio Homeownership Incentive Program (HIP 120)	Forgivable Loan	$1,000 to $15,000	Yes	View →
San Antonio Homeownership Incentive Program (HIP 80)	Forgivable Loan	$1,000 to $30,000	Yes	View →
San Antonio Homeownership Program for Employees (HOPE)	Forgivable Loan	$20,000 (outside CRAG) or $40,000 (inside CRAG)	Yes	View →

San Antonio First Responders Homebuyer Assistance Program (FRHAP)

Type:: Forgivable Loan
Amount:: $20,000 (outside CRAG) or $40,000 (inside CRAG)
First-time only:: Yes

San Antonio Homeownership Incentive Program (HIP 120)

Type:: Forgivable Loan
Amount:: $1,000 to $15,000
First-time only:: Yes

San Antonio Homeownership Incentive Program (HIP 80)

Type:: Forgivable Loan
Amount:: $1,000 to $30,000
First-time only:: Yes

San Antonio Homeownership Program for Employees (HOPE)

Type:: Forgivable Loan
Amount:: $20,000 (outside CRAG) or $40,000 (inside CRAG)
First-time only:: Yes

State Programs in Texas

Program Name	Type	Amount	First-Time Only	Details
Home Sweet Texas Home Loan Program	Grant	2%, 3%, 4% or 5% of the total loan amount (borrower chooses); grant on FHA/VA/USDA loans or 0% 3-year forgivable second lien	No	View →
Homes for Texas Heroes Program	Grant	Up to 5% of the loan amount (between 3% and 5%)	No	View →
My First Texas Home	Forgivable Loan	Up to 5% of the first lien mortgage amount	Yes	View →
SETH 5 Star Texas Advantage Program	Forgivable Loan	Up to 5% of the loan amount	No	View →

Home Sweet Texas Home Loan Program

Type:: Grant
Amount:: 2%, 3%, 4% or 5% of the total loan amount (borrower chooses); grant on FHA/VA/USDA loans or 0% 3-year forgivable second lien
First-time only:: No

Homes for Texas Heroes Program

Type:: Grant
Amount:: Up to 5% of the loan amount (between 3% and 5%)
First-time only:: No

My First Texas Home

Type:: Forgivable Loan
Amount:: Up to 5% of the first lien mortgage amount
First-time only:: Yes

SETH 5 Star Texas Advantage Program

Type:: Forgivable Loan
Amount:: Up to 5% of the loan amount
First-time only:: No

Federal Programs

Program Name	Type	Amount	First-Time Only	Details
FHA Loans	Government-Insured Mortgage	Up to FHA county loan limits ($541,287 floor to $1,249,125 ceiling for single-family in 2026)	No	View →
Good Neighbor Next Door (HUD)	Government Property Sale Program	50% discount off the list price of HUD-owned homes	Yes	View →
Home Possible Mortgage (Freddie Mac)	Government-Guaranteed Mortgage	Up to conforming loan limits ($832,750 standard / $1,249,125 high-cost in 2026); 3% minimum down payment	No	View →
HomeReady Mortgage (Fannie Mae)	Government-Guaranteed Mortgage	Up to conforming loan limits ($832,750 standard / $1,249,125 high-cost in 2026); 3% minimum down payment	No	View →
HUD $100 Down Program	FHA-Financed HUD REO Purchase	Only $100 down payment required (vs. standard 3.5% FHA down payment). HUD may also pay up to 3% of buyer's closing costs.	No	View →
USDA Rural Development Loans	Government-Guaranteed Mortgage	100% financing (no down payment required); loan amount up to appraised value	No	View →
VA Loans	Government-Guaranteed Mortgage	No loan limit for veterans with full entitlement (0% down at any price); partial entitlement subject to conforming limits ($832,750 standard in 2026)	No	View →

FHA Loans

Type:: Government-Insured Mortgage
Amount:: Up to FHA county loan limits ($541,287 floor to $1,249,125 ceiling for single-family in 2026)
First-time only:: No

Good Neighbor Next Door (HUD)

Type:: Government Property Sale Program
Amount:: 50% discount off the list price of HUD-owned homes
First-time only:: Yes

Home Possible Mortgage (Freddie Mac)

Type:: Government-Guaranteed Mortgage
Amount:: Up to conforming loan limits ($832,750 standard / $1,249,125 high-cost in 2026); 3% minimum down payment
First-time only:: No

HomeReady Mortgage (Fannie Mae)

Type:: Government-Guaranteed Mortgage
Amount:: Up to conforming loan limits ($832,750 standard / $1,249,125 high-cost in 2026); 3% minimum down payment
First-time only:: No

HUD $100 Down Program

Type:: FHA-Financed HUD REO Purchase
Amount:: Only $100 down payment required (vs. standard 3.5% FHA down payment). HUD may also pay up to 3% of buyer's closing costs.
First-time only:: No

USDA Rural Development Loans

Type:: Government-Guaranteed Mortgage
Amount:: 100% financing (no down payment required); loan amount up to appraised value
First-time only:: No

VA Loans

Type:: Government-Guaranteed Mortgage
Amount:: No loan limit for veterans with full entitlement (0% down at any price); partial entitlement subject to conforming limits ($832,750 standard in 2026)
First-time only:: No

Nonprofit Programs

Program Name	Type	Amount	First-Time Only	Details
Habitat for Humanity of San Antonio Homeownership Program	Zero-Interest Loan	Affordable home purchase with zero-interest mortgage	Yes	View →
NHSSA Down Payment Assistance Program	Repayable Loan	Up to $20,000	Yes	View →

Habitat for Humanity of San Antonio Homeownership Program

Type:: Zero-Interest Loan
Amount:: Affordable home purchase with zero-interest mortgage
First-time only:: Yes

NHSSA Down Payment Assistance Program

Type:: Repayable Loan
Amount:: Up to $20,000
First-time only:: Yes

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17 programs available in San Antonio. See which ones you qualify for.

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How to Apply

Step 1: Check your eligibility. Most San Antonio city programs require first-time homebuyer status (no homeownership in the past 3 years) and income at or below 80% AMI for HIP 80, or between 81-120% AMI for HIP 120. State programs like Home Sweet Texas do not require first-time buyer status.

Step 2: Complete homebuyer education. All city and state programs require a HUD-approved homebuyer education course. Neighborhood Housing Services of San Antonio (NHSSA) offers virtual, in-person, and online courses. Call (210) 533-6673 ext. 304 to register.

Step 3: Contact the City of San Antonio NHSD. Call (210) 207-6459 or email DownPaymentAssistance@sanantonio.gov to learn about HIP 80 (up to $30,000), HIP 120 (up to $15,000), FRHAP for first responders (up to $40,000), or HOPE for City employees (up to $40,000).

Step 4: Explore nonprofit assistance. Contact NHSSA at (210) 533-6673 for up to $20,000 in additional down payment help. NHSSA is also a CDFI mortgage lender and can help with your first mortgage.

Step 5: Check state programs. Take the TSAHC online eligibility quiz at tsahc.org for up to 5% DPA through Home Sweet Texas or Homes for Texas Heroes. Also check the TDHCA My First Texas Home program at welcomehome.tdhca.texas.gov.

Step 6: Get pre-approved for a mortgage. Work with a lender who participates in the state DPA programs you qualify for. Ask about combining city and state assistance for maximum savings.

Step 7: Find a home within program limits. HIP 80 has a purchase price limit of $244,000 for pre-owned homes ($257,000 new). HIP 120 allows up to $283,200 pre-owned ($301,200 new). Submit your application early, as processing times vary.

Frequently Asked Questions

How much down payment assistance can I get in San Antonio?+

San Antonio offers some of the most generous DPA in Texas. The HIP 80 program provides up to $30,000 as a forgivable loan for buyers earning up to 80% AMI. HIP 120 offers up to $15,000 for those earning 81-120% AMI. SAPD and SAFD employees can receive up to $40,000 through FRHAP, and City civilian employees can get up to $40,000 through HOPE. NHSSA adds up to $20,000 in assistance. On top of local programs, state programs like My First Texas Home and Home Sweet Texas each provide up to 5% of the loan amount. On a $290,000 home, that state DPA alone could mean roughly $14,500 in additional help.

Do I have to be a first-time homebuyer to qualify?+

Most San Antonio city programs (HIP 80, HIP 120, FRHAP, HOPE) require first-time buyer status, defined as not having owned a home in the past 3 years. However, key state programs do not require first-time buyer status: the TSAHC Home Sweet Texas program and the SETH 5 Star Texas Advantage Program are both open to repeat buyers. The Homes for Texas Heroes program is also open to repeat buyers in eligible professions like teaching, law enforcement, and emergency services.

What are the purchase price limits for San Antonio programs?+

HIP 80 has a purchase price limit of $244,000 for pre-owned homes and $257,000 for new construction. HIP 120 allows up to $283,200 for pre-owned homes and $301,200 for new construction. NHSSA and state programs do not have fixed purchase price limits but do have income-based qualifying criteria. With San Antonio median home price around $290,000, HIP 120 covers most pre-owned homes in the area.

What homebuyer education is required?+

All San Antonio city programs and most state programs require completion of a HUD-approved homebuyer education course. Neighborhood Housing Services of San Antonio (NHSSA) is a HUD-approved counseling agency offering three options: a virtual webinar, an in-person 6-hour course, or a self-paced online course through E-Home America. Our Casas Resident Council is another HUD-certified option serving Bexar County. Call NHSSA at (210) 533-6673 ext. 304 to register.

Are there special programs for San Antonio first responders and City employees?+

Yes. San Antonio has two dedicated employee programs. The First Responders Homebuyer Assistance Program (FRHAP) provides full-time SAPD and SAFD employees with a 0% interest forgivable loan of $20,000 for homes outside the CRAG area or $40,000 for homes inside CRAG, forgiven at 20% per year over 5 years. The Homeownership Program for Employees (HOPE) offers the same amounts to full-time civilian City of San Antonio employees. Both require continued employment and residence in the home.

What is the CRAG area and why does it matter?+

CRAG stands for Community Revitalization Action Group, a designated area within San Antonio targeted for revitalization. If you purchase a home inside the CRAG boundaries, the FRHAP and HOPE programs double their assistance from $20,000 to $40,000. This incentive encourages homebuyers to invest in neighborhoods the City has prioritized for growth. Contact the City of San Antonio NHSD at (210) 207-6459 to find out if a specific address falls within the CRAG area.

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