The down payment is what stops most first-time buyers — not the monthly payment. But Texas has down payment assistance programs that cover the down payment, and a seller can cover the closing costs. Stack them and a lot of buyers get into a home for little to nothing out of pocket. Beto matches you to the right program and lender — for free.
Most first-time buyers think they're nowhere close to ready. They're often a lot closer than they realize — they're just doing the wrong math.
On a $300,000 home, 20% down is $60,000 — plus another $9,000–$12,000 in closing costs. That's the number stuck in most people's heads, and it's why they keep renting and "waiting until next year." For most first-time buyers, it's the wrong target entirely.
Loans for first-time buyers go as low as 3–3.5% down. Down payment assistance can cover that down payment. A motivated seller can cover your closing costs. When those line up, your actual cash to close can land near zero — and your earnest money is credited back to you at closing.
There's no magic and no gimmick — just two real programs most people don't know how to combine. Beto's job is to line them up on the same deal.
State and local programs give you money toward your down payment and closing costs — typically up to 5% of the loan amount. Depending on the program it comes as a grant (never repaid) or a 0% forgivable second lien that disappears after you live there a few years.
Covers the down paymentIn your offer, you can ask the seller to pay your closing costs. FHA allows up to 6% of the price; conventional allows 3% when you put under 10% down. In a balanced market, plenty of sellers say yes to net the same price.
Covers the closing costsDPA handles the down payment, the seller handles the closing costs — and the gap that normally stops first-time buyers shrinks toward zero. You still bring earnest money (credited back at closing) and you still take on a mortgage, but the wall comes down.
Little to nothing out of pocketA quick, honest estimate of your cash to close once down payment assistance and a seller credit are stacked on a home you're considering. Then book a free call and Beto checks which programs you qualify for.
Estimate only · assumes you qualify for a DPA program & a cooperative seller
There are more down payment assistance programs in Texas than most buyers realize — statewide, citywide, and lender-specific. Here are two of the big statewide ones, plus a deep bench Beto pulls from based on your county, income, and goals.
The Texas State Affordable Housing Corporation runs Home Sweet Texas (for buyers within income limits) and Homes for Texas Heroes (teachers, first responders, EMS, corrections, veterans). Up to 5% of the loan as a grant or 0% forgivable second, works with FHA, VA, USDA & conventional.
The Texas Department of Housing & Community Affairs offers first-time-buyer mortgages with down payment & closing-cost assistance, often paired with a Mortgage Credit Certificate that gives you a yearly federal tax credit on the interest you pay.
The City's Homeownership Incentive Program — HIP 80 & HIP 120 — is 0%-interest, no-monthly-payment help for buyers inside city limits that forgives over time. Detailed below.
SETH 5 Star, county bond programs, lender grants, and specialty programs for first responders and educators. Which one fits depends on where you're buying and what you earn — that's the conversation.
If you're buying inside San Antonio city limits, the City's Homeownership Incentive Program is one of the most powerful tools out there. It's a 0%-interest second loan with no monthly payment — and a big chunk (or all) of it is forgiven the longer you stay in the home. There are two tiers based on your income.
For lower-income households — at or under 80% of area median income.
For moderate-income households — between 81% and 120% of area median income.
Income limits, price caps and forgiveness terms are set by the City and change periodically — Beto confirms the current figures and whether your address qualifies before you write an offer.
"No money down" isn't one magic loan — it's a stack. Assistance covers the down payment. A seller credit covers the closing costs. When both line up, a lot of buyers walk in for little to nothing beyond their earnest money — which often comes back to them at closing.
A grant (never repaid) or a 0%-interest forgivable loan from HIP, TSAHC, TDHCA or SETH puts in the 3–5% the loan needs. VA and USDA already require $0 down on their own.
You negotiate a seller concession (a.k.a. seller credit) into the contract. The seller applies part of the sale price to your closing costs and prepaids. How much they're allowed to pay depends on your loan:
Stack a forgivable grant on the down payment, a seller credit on the closing costs, and the cash you actually need can shrink to your earnest-money deposit — frequently credited back to you at the table.
See if your numbers get to zero →*Conventional limits scale with how much you put down (3% under 10% down, 6% from 10–25%, 9% above). Seller credits can't exceed your actual closing costs, and every program depends on the deal, the appraisal and available funds. Beto models it for your exact scenario — no guessing.
Exact rules vary by program, but here's the general shape of what it takes. Don't self-disqualify — let Beto run it.
Many programs start around a 620 score. Not there yet? Beto can give you a short, specific plan to get over the line.
Assistance has income caps that vary by county and household size — and they're often higher than people assume.
"First-time" generally means you haven't owned in the past 3 years. Some assistance is open to repeat buyers too.
Most programs ask you to complete an online homebuyer education class. It's quick, and it genuinely helps.
Alberto Moravia — known as Beto the Broker — is a licensed mortgage broker, TREC Certified Instructor, and proud San Antonio, TX resident who genuinely likes walking first-time buyers through their first home.
As an independent broker at Edge Home Finance LLC, Alberto shops across 100+ wholesale lenders and a wide range of assistance programs to find the combination that gets you in the door — not whatever one bank happens to push. He'll tell you straight whether the numbers work, and he speaks English, Spanish, and Portuguese.
A free 10-minute call with Beto to see which Texas assistance programs you qualify for — and roughly what you'd need to bring to closing. You might be a lot closer than you think.