What down payment assistance is available in San Antonio TX?

San Antonio buyers have access to 10+ programs. The city's HIP 80 program offers up to $30,000 as a forgivable loan. Neighborhood Housing Services (NHSSA) provides up to $20,000. State programs include TSAHC (5% grant), TDHCA (5% deferred), and SETH 5 Star (5% grant). Credit scores start at 580 for NHSSA.

What is the San Antonio HIP 80 program?

HIP 80 (Homeownership Incentive Program) provides up to $30,000 as a forgivable loan, fully forgiven after 10 years of continuous residency. First-time buyers at 80% AMI or below. Purchase price caps apply: $263,000 for existing homes, $278,000 for new construction. Requires 6-month San Antonio residency and 8-hour homebuyer education.

What is the NHSSA program?

Neighborhood Housing Services of San Antonio provides up to $20,000 for down payment and closing costs as a second mortgage. 580 minimum credit score. Covers Bexar County and surrounding counties. Contact NHSSA directly for current terms and income limits.

What credit score do I need for DPA in San Antonio?

NHSSA starts at 580. TSAHC and TDHCA require 620. SETH 5 Star requires 640. San Antonio has one of the lowest credit score entry points in Texas through NHSSA.

Do I have to be a first-time buyer?

Not for all programs. TSAHC Home Sweet Texas, TDHCA My Choice, and SETH 5 Star accept repeat buyers. HIP 80 requires first-time buyer status. TDHCA My First Texas Home requires it but waives for veterans.

What is the FHA loan limit in San Antonio?

The FHA loan limit for Bexar County is $557,750. San Antonio's median of approximately $295,000 is well below this, meaning all FHA-based DPA programs work on virtually every purchase in the city.

What are the HIP 80 purchase price caps?

$263,000 for existing homes and $278,000 for new construction. These are below San Antonio's $295K median, which means HIP 80 works best for buyers targeting properties below median price. Buyers above these caps should focus on statewide programs.

What income limits apply?

HIP 80 caps at 80% AMI (approximately $77,300 for a family of 4 in Bexar County). TDHCA extends to approximately 115% AMI (~$113,000). TSAHC has county-specific limits. Bexar County AMI is approximately $98,300.

Can military families get DPA in San Antonio?

Yes. San Antonio has multiple military installations (JBSA-Lackland, JBSA-Fort Sam Houston, JBSA-Randolph). TSAHC Heroes offers 5% grant for active military and veterans. TDHCA waives first-time requirement for veterans. VA (0% down) + TSAHC (5% for closing) = potentially zero cash at closing.

Is San Antonio a buyer's market?

As of early 2026, yes. San Antonio has approximately 4.3 months of housing supply and over 55% of homes are selling below asking price. This gives DPA buyers more negotiating power and less competition than in tighter markets.

Down Payment Assistance San Antonio TX 2026 | 10+ Programs, Up to $30K Forgivable

Last updated: April 2026 · Program availability changes frequently

Down Payment Assistance in San Antonio: Overview

San Antonio has one of the deepest DPA landscapes in Texas. The city runs multiple programs (HIP 80, HIP 120, HOPE, FRHAP), Neighborhood Housing Services covers Bexar County and surrounding areas, and four statewide programs through TSAHC and TDHCA are all available on top. A buyer earning $70,000 with a 620 credit score qualifies for at least five programs simultaneously.

The city's median home price sits around $295,000. A 3.5% FHA down payment on that is $10,325. The HIP 80 program alone covers up to $30,000 as a forgivable loan. TSAHC covers up to 5% ($14,750) as a true grant. NHSSA provides up to $20,000 as a second mortgage starting at 580 credit. At San Antonio prices, even the smallest DPA program covers the full FHA down payment.

San Antonio is currently a buyer's market. Approximately 4.3 months of housing supply and over 55% of homes selling below asking price. That is a significant advantage for DPA buyers. You have negotiating power. Sellers are more likely to accept DPA-backed offers when they have fewer competing bids. This is not the case in every Texas metro.

The FHA loan limit for Bexar County is $557,750. San Antonio's median is nearly $260,000 below that ceiling. There is no price constraint problem here. Every FHA-based DPA program works on virtually every purchase in the city. This guide covers what is open, how the local and state programs compare, and which path makes sense for different buyer profiles.

Quick Answer

Yes. San Antonio has 10+ DPA programs across city, nonprofit, and state levels. HIP 80 provides $30,000 forgivable after 10 years. TSAHC provides 5% as a grant ($14,750 on a $295K home). NHSSA provides $20,000 with a 580 credit score minimum.

Important: HIP 80 has purchase price caps ($263K existing, $278K new). If your target home exceeds those caps, statewide programs are your path. TSAHC and TDHCA have no purchase price restriction below the FHA limit.

San Antonio's buyer's market means DPA-backed offers have strong acceptance rates right now.

San Antonio Local Programs

Verify Funding City of San Antonio

Homeownership Incentive Program (HIP 80)

Amount: Up to $30,000

Type: Forgivable loan (10 years)

Income limit: 80% AMI (~$77,300 fam. of 4)

First-time buyer: Required

Purchase cap: $263K existing / $278K new

Residency: 6 months in San Antonio required

Requires 8-hour HUD-approved homebuyer education. U.S. citizen or permanent resident. The full $30,000 is forgiven after 10 years of continuous residency. Sell or refinance before then and you repay a prorated amount.

Verify Funding Nonprofit

Neighborhood Housing Services of San Antonio (NHSSA)

Amount: Up to $20,000

Type: Second mortgage

Credit score: 580 minimum

Coverage: Bexar County + surrounding

Contact NHSSA directly for current income limits and terms. The 580 credit score minimum is the lowest entry point for any DPA program in the San Antonio market.

HIP 80 price caps: The $263K/$278K purchase price limits are below San Antonio's $295K median. This means HIP 80 works best for buyers targeting properties in the lower half of the market. If your target home is above these caps, skip HIP 80 and focus on TSAHC, TDHCA, or NHSSA, which have no purchase price restriction below the FHA limit.

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This guide is for informational purposes only and is not a commitment to lend. Program availability, terms, and eligibility requirements change frequently. Verify all details with the administering agency or an approved lender. DownPaymentScout is an independent resource. Last updated April 2026. Program availability changes frequently.

Down Payment Assistance in San Antonio, Texas