The down payment isn't the wall you think
Texas and San Antonio run real programs that put thousands toward your down payment and closing costs — grants, forgivable loans, and special tracks for teachers, first responders, and veterans. I'm Rami, and matching buyers to these programs is a core part of what I do.
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
Up to 5% of your loan amount as an outright grant (never repaid, on FHA/VA/USDA loans) or a second lien forgiven after 3 years. 620 minimum credit score, income limits by county, homebuyer-education course required. New and existing homes both qualify.
Official TSAHC program page →My First Texas Home (TDHCA)
2–5% of your loan as a zero-interest second lien: either forgiven after 3 years, or deferred with no payments until you sell, refinance, or pay off. Rides on FHA, VA, or USDA 30-year fixed loans. 620 minimum score, income and price limits for Bexar County, homebuyer education required. New or existing homes.
Official TDHCA programs page →City of San Antonio — Homeownership Incentive Program (HIP)
HIP 80 has offered $1,000–$30,000 as a zero-interest loan forgiven over 5–10 years of living in the home; HIP 120 serves moderate incomes with up to $15,000. Separate (higher) price cap for new-construction homes. Funding runs in cycles and is first-come, first-served — current availability and caps must be confirmed with the city before you count on it.
Official City of San Antonio HIP page →SETH 5 Star Texas Advantage
Up to 5% of your loan as a second lien — forgiven after 3 years or deferred at zero interest — on FHA, VA, USDA, or conventional loans. 640 minimum score and income limits apply. No first-time-buyer requirement makes this the flexible fallback when other programs don't fit.
Official SETH program page →Programs are paperwork. I make them money.
Match the program
Your income, credit, profession, and target neighborhood decide which program actually pays you the most. I run that math with a participating lender before we tour a single home.
Stack the incentives
Assistance + a VA or FHA loan + builder incentives on a new build can shrink your cash-to-close to almost nothing. Stacking correctly is the whole game.
Protect the timeline
Program approvals add steps to closing. I've run them before — the education course, the second-lien paperwork — so your closing date never slips.
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.