Up to $15,000 from the city, 5% grants from the state, and lender-funded seconds most buyers never hear about. Nine programs, one table, zero sales pitch — and a broker with 100+ lenders who shops your assistance the same way he shops your rate. English · Español · Português.
Updated September 2026. Funding pools open and close during the year — Alberto confirms current availability before you count on any of these.
| Program | Help | Do you pay it back? | Who it fits |
|---|---|---|---|
| TSAHC Home Sweet TexasStatewide | Up to 5% of the loan | GRANT option — never repaid or forgivable second | 620+ credit, income limits. Not first-time-only. |
| TSAHC Homes for Texas HeroesStatewide | Up to 5% | GRANT option | Teachers, nurses, police, fire, EMS, military, corrections |
| City of San Antonio HIP 80City limits | Up to $15,000 | Forgiven over 5 yrs — $0 if you stay | Income ≤80% of area median |
| City of San Antonio HIP 120City limits | Up to $7,500 | Forgiven over 10 yrs | Income 80–120% of area median |
| TDHCA My First Texas HomeStatewide | Up to 5% | 0% deferred second or 3-yr forgivable | First-time buyers & veterans, 620+ |
| TDHCA My Choice Texas HomeStatewide | Up to 5% | Deferred or forgivable | Repeat buyers welcome, 620+ |
| SETH 5 StarMost of Texas | Up to 5% | Grant or forgivable | 640+, no first-time requirement |
| Chenoa FundNational, FHA | 3.5% of loan | Forgiven after 36 on-time payments | 580+, no income limit |
| Lender-funded secondsVia 100+ wholesale partners | 2%, 3%, 3.5% or 5% | Forgivable or repayable — varies by lender | Case-by-case; this is why you use a broker, not one bank |
Free money, never repaid, no lien clock. TSAHC and SETH offer true grant options. The trade-off is usually a slightly higher rate on the first mortgage — Alberto runs the math both ways so you see the real cost.
A 0%-interest lien that melts away if you stay put (3, 5, or 10 years depending on the program). Sell or refinance early and you repay a prorated share. Best value if San Antonio is home for the long haul.
You repay it — but only when you sell, refinance, or pay off the house, at 0% interest. It costs nothing monthly and beats draining your savings.
These layer on top of a normal first mortgage: FHA (3.5% down), VA ($0 down), USDA, or conventional (from 3% down). Real example: FHA needs 3.5% down — a 5% assistance program covers all of it plus part of your closing costs. Many buyers close with almost nothing out of pocket except the earnest money and inspection. And a Mortgage Credit Certificate (MCC) can stack on top — up to $2,000/year back at tax time for the life of the loan.
City HIP 80 ($15K forgivable) + FHA is often the strongest stack inside city limits.
TSAHC Homes for Texas Heroes — the grant version means it is simply a gift.
You are NOT locked out: TSAHC, SETH 5 Star and TDHCA My Choice all take repeat buyers.
Chenoa Fund has no income cap, and several wholesale lenders fund their own 2–5% seconds. There is almost always a route.
No. TSAHC, SETH 5 Star and TDHCA My Choice Texas Home all accept repeat buyers. Only TDHCA My First Texas Home and some city funds require first-time status (waived for veterans).
Depends on the flavor: grants are never repaid; forgivable seconds vanish after 3–10 years of staying in the home; deferred seconds are repaid at 0% interest only when you sell or refinance.
City HIP: up to $15,000 forgivable (income ≤80% AMI) or $7,500 (80–120% AMI). Statewide programs: up to 5% of the loan — on a $300,000 loan that is $15,000, sometimes as an outright grant.
Chenoa and city HIP start around 580, TSAHC and TDHCA at 620, SETH at 640. Below that, Alberto can map a 60–90 day credit plan to get you there.
Not when it is packaged right — the seller sees a normal pre-approval. The key is a lender who closes DPA files on time, which is exactly what Alberto screens his 100+ lenders for.