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Most first-time buyers in Texas do qualify for at least one DPA program. TDHCA offers My First Texas Home (first-time buyers) and My Choice Texas Home (all buyers), while TSAHC offers Home Sweet Texas and Homes for Texas Heroes. We have access to 15+ programs with different requirements, so if one doesn't work, another often will. If you truly don't qualify today, we'll tell you exactly what to work on and create a plan to get you there.

Great question - you should always verify who you're working with. Cornerstone First Mortgage is a licensed mortgage company (NMLS #173855). Tanner Cook (NMLS #2090424) and Zac Cook (NMLS #2111496) are licensed loan officers you can verify on the NMLS Consumer Access website. We've helped over 100 Texas families access DPA programs. Check our Google reviews - real families, real results.

Yes. According to TDHCA guidelines, most Texas DPA programs require a minimum credit score of 620—lower than many people expect. Some FHA options go as low as 580. Both TDHCA and TSAHC programs work with FHA, VA, and conventional loans. If your score is below 620, don't give up. We've helped buyers improve their scores by 50-100 points in just a few months with simple changes.

There's no minimum income requirement for Texas DPA. These programs are designed for low-to-moderate income buyers. TDHCA and TSAHC set income limits based on Area Median Income (AMI)—typically 80-115% of AMI, which translates to $80,000-$127,000+ depending on your county and household size. What matters is that you can afford the monthly mortgage payment. Our quiz will tell you if your income falls within the program limits for your area.

Income limits vary by county and household size. In expensive metros like Austin or Dallas, limits can be $120,000+ for a family. If you're slightly over the limit for one program, you may still qualify for another. Take our quiz - we'll tell you exactly where you stand. And even if DPA isn't available, we can often find other ways to minimize your out-of-pocket costs.

From first conversation to getting your keys: typically 45-60 days, sometimes faster. The quiz takes 60 seconds. We can usually tell you if you qualify within 24 hours. Both TDHCA and TSAHC programs are designed to integrate smoothly with standard mortgage timelines. The DPA is structured as a second lien that closes simultaneously with your first mortgage. We handle the paperwork and coordination with the state agencies.

Yes, both TDHCA and TSAHC require a HUD-approved homebuyer education course before closing. Don't let this scare you off—it's done online through providers like eHome America or Framework, takes about 6-8 hours (you can pause and resume), and costs $0-$99. It teaches useful stuff about budgeting, mortgages, and home maintenance. Most buyers complete it over a weekend.

Most Texas DPA programs require a minimum credit score of 620. This includes both TDHCA programs (My First Texas Home, My Choice Texas Home) and TSAHC programs (Home Sweet Texas, Homes for Texas Heroes). If you're using an FHA loan, some options allow scores as low as 580. According to TDHCA guidelines, a 620 credit score qualifies you for up to 5% down payment assistance. If your score is below 620, we can help you improve it—many buyers raise their scores by 50-100 points within a few months.

Income limits vary by county, household size, and program. Most Texas DPA programs use 80% to 115% of the Area Median Income (AMI) as the limit. In 2026, this typically ranges from $80,000 to $127,000 for a family of four, depending on your county. Higher-cost areas like Austin and Dallas often have higher limits. For example, Travis County (Austin) has higher limits than rural counties. The good news: these limits are updated annually, and we can quickly tell you the exact limits for your county when you take our quiz.

Yes, absolutely. Texas DPA works with FHA, VA, USDA, and conventional loans. In fact, FHA loans are one of the most popular combinations because FHA only requires 3.5% down—and Texas DPA can cover that entire amount plus closing costs. This means you can buy a home with zero out of pocket. TDHCA and TSAHC both offer DPA paired with FHA financing. The DPA is structured as a forgivable second lien, separate from your FHA first mortgage, so there's no conflict between the programs.