Up to 5% down payment assistance
Get 2% to 5% of your loan amount for your down payment and closing costs, as a grant or a forgivable second loan.
Minimum credit score of 620
620 for FHA and VA loans. 640 for conventional loans.
Higher income limits for heroes
Up to 170% of area median family income, based on your county and household size.
If your details are close, please apply. If you don’t qualify we may have other solutions for you.
620 minimum for FHA and VA loans. 640 for conventional loans, manufactured homes and manually underwritten FHA loans.
You don't need to be a first-time buyer. If you used TSAHC assistance on your current home, you must sell it first.
Teachers and school staff, police, firefighters, EMS, corrections officers, county jailers, nursing and allied health faculty, public security officers, and veterans.
Up to 170% of area median family income. Limits vary by county and household size.
FHA and VA: a grant or a 3-year forgivable second loan. Conventional: the forgivable second loan only.
Choose 2%, 3%, 4% or 5% of the loan amount for your down payment, closing costs and prepaids.
At least one borrower must finish a TSAHC-approved homebuyer course before closing.
Your primary home in Texas: single-family, 2-4 units, approved condos, or double-wide manufactured homes built in 1994 or later.
TSAHC Program
Homes for Texas Heroes is run by the Texas State Affordable Housing Corporation (TSAHC). You get a 30-year fixed-rate FHA, VA or conventional loan plus 2% to 5% of the loan amount for your down payment and closing costs.
Two Ways to Get It
With FHA and VA loans, you can take a grant you don't repay once you've had the loan for six months. Or take a 0% second loan with no monthly payments, forgiven after 3 years. Conventional loans use the second loan only.
Flexible Credit Requirements
You need a 620 score for FHA or VA loans and 640 for conventional loans. Your debt-to-income ratio can go up to 55%.
Who Qualifies
Full-time public school teachers, aides, librarians, counselors and nurses. Police, firefighters and EMS. Corrections officers and county jailers. Nursing and allied health faculty. Public security officers. Veterans and active-duty service members.
Confirm your profession, your county's income limit and your credit score.
Complete a 7 part credit application and submit documents to verify income, asset, and employment.
We'll partner with your real-estate agent to ensure a smooth transaction from contract-to-close.
Your TSAHC assistance is applied at closing as a grant or a forgivable second loan.
Check Your Eligibility
Confirm your profession qualifies and your income is under your county's limit before you shop.
Take Homebuyer Education
At least one borrower must complete a TSAHC-approved course before closing.
Live in the Home
The property must be your primary residence, meaning you are required to live in the home as your main place of residence.
Don't Assume Every Job Qualifies
Only the professions TSAHC lists are eligible. Others may qualify for TSAHC's Home Sweet Texas program instead.
Don't Buy Outside Texas
The program covers primary residences in Texas only. Second homes and rentals don't qualify.
Don't Sell or Refinance Too Soon
With the forgivable loan option, selling, refinancing or moving out within 3 years means repaying the assistance.
Compare Homes for Texas Heroes with HomeStart and a standard FHA loan.
Texas Heroes
FHA + HomeStart
FHA
Down Payment
2% to 5% assistance
3.5% covered by DPA
3.5% minimum
Income Limits
Up to 170% of AMFI
No limit (pricing adjusts above 160% of AMI)
No income limit
Who Qualifies
Listed Texas professions
Any eligible buyer
Any eligible buyer
Repayment
Grant, or forgiven after 3 years
Repaid over 10 years
No second loan
Everything you need, in one place!
Learn everything you need to know as a first-time homebuyer
You’ve got questions, we’ve got answers
You choose 2%, 3%, 4% or 5% of your loan amount. It can cover your down payment, closing costs and prepaids. Your first mortgage rate depends on the amount you pick.
With FHA and VA loans you can choose a grant, which you don't repay once you've had the loan for six months. The other option is a 0% second loan with no monthly payments. It's forgiven after 3 years unless you sell, refinance or move out first. Conventional loans use the second loan only.
Full-time public school teachers, teacher aides, librarians, counselors and school nurses; peace officers; firefighters; EMS personnel; corrections officers and county jailers; nursing and allied health faculty; public security officers; and veterans, including active-duty service members stationed in Texas.
No. Repeat buyers qualify too. If you bought your current home with TSAHC assistance, you need to sell it first.
Up to 170% of area median family income, which varies by county and household size. TSAHC's July 2026 figures list $176,800 for Houston, $205,870 for Dallas and $228,480 for Austin.
You need to be a Texas resident, or have accepted a qualifying job in Texas. The home must become your primary residence within 60 days of closing.
