Key Takeaways for Texas Homebuyers
- 75+ programs analyzed: State, city, and veteran-specific down payment assistance
- Stackable benefits: Combine programs for $50,000–$90,000+ in total assistance
- Income limits: Most programs allow up to 115% AMI (~$113,000 for a family of 4 in Houston)
- Credit requirements: Most programs require 620+ FICO; some FHA options accept 580+
- Hero professions: Teachers, nurses, police, firefighters get extra benefits + free MCC
- Veterans: Texas VLB programs stack with DPA for powerful benefit combinations
Quick Answer
The Texas Homebuyer Program Finder analyzes your profile against 75+ state and city assistance programs.
Here's the bottom line:
If you have a household income under $115,000 and a credit score of 620+, you likely qualify for at least one program.
- Typical Assistance: $10,000–$60,000
- Max Potential: Up to $90,000+ (by stacking programs)
See What You Could Qualify For
You probably think you need a 20% down payment to buy a home in Texas.
But that's actually a myth.
In fact, with the right combination of state and city programs, many Texans are getting into homes with $0 out of pocket.
Here's exactly what that looks like:
| Buyer Profile | Income / Credit | Eligible Programs | Est. Value |
|---|---|---|---|
| Teacher in Dallas | $58,000 / 660 |
Homes for Texas Heroes + Dallas DHAP + MCC Tax Credit |
$62,000+ |
| First-Time Buyer in Austin | $75,000 / 640 |
My First Texas Home + Austin DPA |
$55,000+ |
| Veteran in Houston | $92,000 / 620 |
Texas VLB Loan + Houston HAP |
Up to $125,000 + Low Rate |
The 6 Factors That Unlock Free Money
Why do we ask these specific questions?
It's not to be nosy.
It's because these are the exact 6 criteria Texas housing agencies use to decide if you get a grant or a rejection letter.
What's your profession?
Texas offers enhanced "Hero" programs for teachers, nurses, police, firefighters, EMS, corrections officers, and veterans. These include the same DPA plus a FREE Mortgage Credit Certificate worth up to $2,000/year in tax savings.
Are you a veteran or active military?
Texas veterans access the Veterans Land Board (VLB) programs — up to $828,200 in home loans with below-market rates. Veterans with 30%+ disability get additional rate discounts. These stack with other state and city programs.
Where are you buying?
Your location determines which city-specific programs you can access. Houston offers up to $50,000 (or up to $125,000 via HbAP Recovery), Austin up to $40,000, Dallas up to $60,000. Rural counties may have different state program limits. We check both city and county eligibility.
Have you owned a home in the past 3 years?
Most programs require "first-time buyer" status — meaning you haven't owned a primary residence in 3 years. Some programs waive this for veterans or targeted areas. We show which programs match your ownership history.
What's your credit score?
Most Texas DPA programs require a minimum 620 FICO. Some FHA-based options accept 580+. Higher scores (660+) unlock better rates and additional programs. We filter results to show only programs matching your credit tier.
What's your household income?
Every program has income limits tied to your county's Area Median Income (AMI). Limits typically range from 80% AMI (city programs) to 115% AMI (state programs). We compare your income against current HUD FY 2025 guidelines for your specific county.
How We Calculate Eligibility
- ✓ Income Limits: Checked against current HUD FY 2025 & State guidelines for your specific county.
- ✓ Credit Score: Verified against minimum FICO requirements (Standard 620 vs. FHA 580).
- ✓ Profession: Cross-referenced with "Hero" program lists (Teachers, Fire, Police, Vets).
Why Trust This Tool?
Built from official TDHCA, TSAHC, and local housing authority guidelines. No email required. No data sold.
Understanding Your Results
Grant vs. Loan
Grants are free money you never repay. Forgivable Loans are 0% interest loans that disappear (are forgiven) if you live in the home for 3-5 years.
"Stacking"
The strategy of using a State Program (like TSAHC) plus a City Program (like Dallas DHAP) on the same mortgage to double your assistance.
MCC Tax Credit
A Mortgage Credit Certificate reduces your federal income tax bill by up to $2,000 every year for the life of your loan.
Eligibility Requirements Explained
Here's how Texas programs evaluate buyers—and why you probably qualify.
Do You Make Too Much Money? (Probably Not)
Most buyers assume they make too much to qualify for help.
They're usually wrong.
Texas DPA programs use Area Median Income (AMI) limits. And unlike federal poverty programs, these limits are designed for the middle class.
But here's the kicker: The limits are often much higher than you'd expect.
How Income Limits Work
- • 80% AMI — Required for most city programs (Houston, Austin, San Antonio)
- • 100% AMI — Qualifies for TSAHC programs (Home Sweet Texas, Heroes)
- • 115% AMI — Maximum for TDHCA programs (My First Texas Home)
- • Limits increase with household size (more family members = higher limit)
For a family of four in Harris County (Houston), 100% AMI is approximately $101,100. In Travis County (Austin), it's around $133,800. Rural counties often have lower AMI figures but may have less competition for funds.
Pro Tip: Income limits apply to your total household income — everyone living in the home who's 18+, not just the mortgage applicants. Verify your specific county limits with your lender.
Current Income Limits by Major Texas County (FY 2025)
These are approximate limits for a family of four at different AMI thresholds. Single buyers and smaller households have lower limits; larger families have higher limits.
| County (Metro) | 80% AMI | 100% AMI | 115% AMI |
|---|---|---|---|
| Harris (Houston) | ~$80,880 | ~$101,100 | ~$116,265 |
| Travis (Austin) | ~$104,200 | ~$133,800 | ~$153,870 |
| Dallas | ~$80,650 | ~$100,800 | ~$115,920 |
| Bexar (San Antonio) | ~$67,300 | ~$84,100 | ~$96,715 |
| Tarrant (Fort Worth) | ~$80,650 | ~$100,800 | ~$115,920 |
| El Paso | ~$52,400 | ~$65,500 | ~$75,325 |
Source: HUD FY 2025 Income Limits. Figures are for a 4-person household and may vary by specific program. Always verify with your lender or the HUD Income Limits database.
The Exact Credit Score You Need
Your credit score determines which programs you can access and may affect your interest rate. Here's the breakdown:
| Credit Score | Programs Available | Notes |
|---|---|---|
| 580–619 | FHA-based programs only | Limited options, higher rates |
| 620–659 | Most state + city programs | You're in the game |
| 660–699 | All programs + better rates | Conventional loan options open |
| 700+ | All programs + best rates | Lowest rates unlocked |
Important: Lenders typically use the middle score of your three credit bureau scores. If you're close to a threshold (like 615), it may be worth a few months of credit building to reach 620 and unlock significantly more programs.
Think You're Not a First-Time Buyer? You Might Be Wrong.
The definition is way more flexible than you'd think. In Texas, you're considered a first-time homebuyer if:
- ✓ You haven't owned a primary residence in the past 3 years
- ✓ You owned a home 4+ years ago (you qualify again)
- ✓ You only owned investment property (not your primary residence)
- ✓ You're divorced and your ex-spouse kept the marital home
- ✓ You owned a mobile home not permanently attached to land
Exception: Some programs waive the first-time buyer requirement entirely for veterans, buyers in targeted census tracts, or buyers using specific city programs. The tool flags these when they apply to you.
The "Texas Hero" Bonus (Teachers, Nurses & Vets)
Are you a Teacher, Nurse, or First Responder?
If so, you don't just get down payment assistance. You get the "Hero" upgrade.
This includes the standard 5% grant... PLUS a Mortgage Credit Certificate (MCC) worth up to $2,000/year in tax credits.
Most lenders forget to mention the MCC. Don't let them.
Eligible Professions
- • K-12 Teachers & Administrators
- • Teacher Aides & Librarians
- • School Counselors
- • Nurses (RN, LVN, NP)
- • Allied Health Professionals
- • Police Officers
- • Firefighters
- • EMS / Paramedics
- • Corrections Officers
- • County Jailers
- • 911 Dispatchers
Documentation Needed
- • Employment verification letter
- • Recent pay stub showing employer
- • Professional license (if applicable)
Hero Benefit Value
The FREE MCC alone is worth $400–$700 in savings (the normal application fee) plus up to $2,000/year in tax credits for the life of your loan.
Note: You must be currently employed in an eligible profession at the time of closing. Part-time employment may qualify — check with your lender.
Texas Veteran Eligibility
Texas veterans have access to the Veterans Land Board (VLB) programs in addition to standard state and city DPA. This creates powerful stacking opportunities.
VLB Eligibility Requirements
- • Texas resident at time of application
- • At least 90 days of active military duty (unless discharged for service-connected disability)
- • Honorable, general, or medical discharge
- • Active-duty military stationed in Texas
- • Texas National Guard or Reserve members with 20 qualifying years
Veterans with a 30%+ VA disability rating receive discounted interest rates on VLB loans. You can combine VLB financing with federal VA loan benefits for a blended rate structure with potentially zero down payment and no PMI.
The "Triple Dip" Strategy: Texas veterans can often combine: VLB Home Loan + Homes for Texas Heroes (5% DPA + MCC) + City DPA. This is one of the most valuable stacks available anywhere in the country.
After Your Results: What to Do Next
Save Your Results
Download the PDF summary of your eligible programs. You'll need this when talking to lenders and real estate agents.
Your results are stored locally on your device — we don't save your information.
Calculate Your Payment
See how your down payment assistance affects your monthly mortgage payment with our Texas-specific calculator.
Use the Texas Mortgage Calculator →Find an Approved Lender
Here's the catch: Not every lender works with these programs. You need a specialist. Use the official search tools:
Complete Homebuyer Education
Most programs require a HUD-approved course. Complete it before shopping for homes to speed up your approval.
- • Online: eHome America, Framework ($0–$99)
- • In-person: Local HUD agencies (often free)
Qualify for Multiple Programs?
Learn how to stack your programs together for maximum savings (up to $90,000+).
Frequently Asked Questions
Which 75+ programs does this actually check?
This finder analyzes 75+ Texas homebuyer programs including: statewide options (My First Texas Home, Home Sweet Texas, Homes for Texas Heroes), Veterans Land Board programs, and city-specific assistance from Houston, Dallas, Austin, San Antonio, Fort Worth, El Paso, and other municipalities. For the complete list with full details, see our Texas First-Time Homebuyer Programs guide.
Is my information private?
Yes. This tool runs entirely in your browser. Your answers are stored locally on your device and never sent to our servers. We don't collect personal information, require email signup, or sell data to lenders. You can clear your results anytime by refreshing the page.
How accurate are these results?
This tool uses the same eligibility logic as Texas housing agencies (TDHCA, TSAHC) and is updated with current HUD FY 2025 income limits and program requirements. However, final eligibility is always determined by your lender and the program administrator. Use these results as a strong starting point, then verify with an approved lender.
Can you really "stack" programs? (The Triple-Dip Strategy)
Yes! Most Texas buyers can combine: one state DPA program (TDHCA or TSAHC) + one city DPA program + a Mortgage Credit Certificate (MCC). This "triple stack" can provide $40,000–$90,000+ in total assistance. The tool shows you compatible stacking combinations based on your location. Learn how stacking works →
What if I don't qualify for any programs?
Don't give up. Common reasons for limited results include: income slightly above limits (check if you're close—household composition matters), credit score below 620 (a few months of credit building can unlock options), or location outside city limits (you may still qualify for state programs). Consider contacting a HUD-approved housing counselor for free personalized guidance.
What is the minimum credit score for Texas DPA?
Most Texas DPA programs require a minimum 620 FICO score. Some FHA-based options accept scores as low as 580, but with limited program choices and higher rates. Scores of 660+ unlock the most options and best rates. The tool filters results based on your credit tier.
What are the income limits for Texas first-time homebuyer programs?
Income limits vary by county, household size, and program. Most state programs allow up to 115% of Area Median Income (AMI), while city programs typically cap at 80% AMI. For a family of four in Houston, the state limit is approximately $116,000; in Austin, around $154,000. The tool checks your income against your specific county's current HUD FY 2025 limits.
Do I have to be a first-time buyer?
For most programs, yes—but the definition is flexible. You're considered "first-time" if you haven't owned a primary residence in the past 3 years. You can qualify if you owned 4+ years ago, only owned investment property, or your ex-spouse kept the home in a divorce. Some programs (especially for veterans or targeted areas) waive this requirement entirely.
What's the difference between a grant and a forgivable loan?
Grants are free money you never repay—period. Forgivable loans are 0% interest loans that are forgiven (disappear) if you stay in the home for a set period (typically 3–10 years). If you sell or refinance before the forgiveness period ends, you'll need to repay a prorated amount. Both are excellent options—the main difference is the residency commitment.
What is a Mortgage Credit Certificate (MCC)?
An MCC is an annual federal tax credit—not a one-time payment. It lets you claim 15–40% of your mortgage interest as a tax credit (not just a deduction) up to $2,000 per year for the life of your loan. Over 15 years, that's up to $30,000 in savings. MCCs are available through TSAHC programs; if you use Homes for Texas Heroes, the MCC is included free (normally costs $400–$700).
How long does it take to close with DPA programs?
Single-program purchases typically close in 30–45 days. If you're stacking state + city programs, expect 45–75 days due to additional paperwork and coordination. Build this timeline into your purchase offer. An experienced lender who regularly handles DPA transactions can help minimize delays.
Do Texas DPA programs run out of funding?
State programs (TDHCA, TSAHC) are generally well-funded year-round. City programs may have limited funding cycles—Houston, Austin, and Dallas programs occasionally pause when funds are depleted. Apply early in the calendar year when possible, and confirm current funding status with your lender or city housing department.
Can veterans combine VLB with other Texas programs?
Yes. Texas veterans can combine Veterans Land Board (VLB) financing with TDHCA or TSAHC down payment assistance, plus city programs and Mortgage Credit Certificates. This creates one of the most powerful benefit stacks in the country. Veterans with 30%+ VA disability ratings also receive discounted VLB interest rates.
How often is this tool updated?
We update the program database and income limits at least quarterly, with immediate updates when major program changes occur. The current version reflects HUD FY 2025 income limits and program rules. Last updated: January 2026.
Related Texas Calculators
Helpful Resources
- Texas First-Time Homebuyer Programs - Complete database of 75+ down payment assistance programs
- How to Stack Texas DPA Programs - Step-by-step guide to combining programs for maximum savings
- TSAHC Official Site - Apply for Texas first-time buyer assistance
- TDHCA Official Site - My First Texas Home program information
- Texas Veterans Land Board - VLB home loan programs for Texas veterans
- HUD Housing Counselors - Free homebuyer counseling in Texas
About Jon Teera
Jon Teera is the Lead Developer and Founder of CalcLogix. Unlike traditional financial writers, Jon approaches personal finance as a data engineering problem. He builds custom calculators that factor in localized variables—like Texas MUD taxes and insurance zones—that standard bank tools ignore.
Read more about how we verify data →