The down payment isn't the wall you think
Texas and San Antonio programs may contribute toward an eligible buyer's down payment or closing costs — through grants, deferred or forgivable loans, and occupation-based tracks. I'm Rami, and I help buyers compare the current terms with a participating lender before treating any amount as available.
100% service-disabled Air Force and Army veteran, Military Relocation Professional, Texas REALTOR, and TREC #724566.
How this guide is maintained: Rami combines active San Antonio client work, verified professional experience, and official sources where available. Market, lender, tax, school, and commute details should be confirmed before you rely on them for a live decision.
Four programs worth knowing
Each one links to its official page — no mystery middlemen. Limits and funding change during the year, so treat these as the map, and verify the current numbers with a participating lender before you count on them.
TSAHC — Home Sweet Texas & Homes for Texas Heroes
Published TSAHC guidelines describe 2%–5% assistance options. Depending on the loan and program, assistance may be a grant with a six-month first-lien condition or a three-year deferred forgivable second lien with repayment triggers. Income, credit, property, occupancy, education, lender, and funding requirements apply; verify the current option before relying on it.
Official TSAHC assistance options →My First Texas Home (TDHCA)
The April 2026 program matrix lists 2%–5% assistance when funding permits on eligible FHA, VA, or USDA 30-year fixed loans. A 620 minimum score, income and purchase-price limits, Texas principal-residence occupancy, homebuyer education, and other underwriting requirements apply. Veteran and targeted-area exceptions have additional conditions.
Official TDHCA programs page →City of San Antonio — Homeownership Incentive Program (HIP)
City assistance can be limited by income, purchase price, property location, first-time-buyer status, funding availability, approved-lender or provider steps, and occupancy terms. Amounts and repayment conditions can change by funding cycle, so use the city's current page and written program documents rather than an older headline amount.
Official City of San Antonio HIP page →SETH 5 Star Texas Advantage
SETH publishes current assistance, loan-type, income, credit, property, and repayment terms on its official program page. Availability and pricing can change, so a participating lender must confirm the live option and compare its first-mortgage cost with alternatives before you choose it.
Official SETH program page →Good guidance starts with current written terms.
Screen the fit
Income, credit, occupation, loan type, property, and location determine which programs a participating lender should check. We screen those requirements before touring around an amount that may not be available.
Compare total cost
Assistance can reduce cash due now while changing the first-mortgage rate, fees, or future repayment obligation. We compare cash to close and longer-term cost, including any written builder incentive.
Plan the timeline
Program approval, education, reservation, and second-lien steps can affect closing. I coordinate the known checkpoints with the lender and contract calendar, while being clear that no agent can guarantee a closing date.
Really grateful I clicked on Rami's Instagram ad and decided to go with him. I was able to purchase my brand new home, and he made the buying process super easy! Thank you, Rami!
We couldn't have asked for a better guide than Key Turn & Co. Realty Group for our first home purchase. They truly listened to what we wanted, were incredibly patient, and masterfully negotiated on our behalf. Working with Rami was an absolute pleasure — professional, responsive, and deeply knowledgeable about the local market. He went above and beyond to ensure we found the perfect property. 5 stars all the way!
I'm so grateful for Rami and his realtor services. I saw his ad on Instagram and messaged him to see if I qualified for any of the homes he was advertising. He contacted me right away, then again the next day about the mortgage loan I qualified for. He gave me builder options, set up tours of new-built homes, and was right by my side as the builder presented the home, price, and incentives. He even helped me buy out my remaining apartment lease. I'm grateful to him for helping make my dream of becoming a homeowner a reality.
Assistance questions
Find out what you qualify for
Fifteen minutes, free, no pressure. We'll look at your income, credit, and target area, and I'll tell you honestly which programs are worth your time — and which aren't.