Texas Down Payment Assistance (DPA) is help from state programs that can cover your down payment and closing costs, so you bring less cash to closing. Programs like TDHCA and TSAHC provide up to 5% of your loan amount—that's over $15,000 on a typical Texas home. In 2025, TSAHC alone helped 9,554 Texas families purchase homes with $85.6 million in assistance.
Assistance is typically 2–5% of the loan amount; amount and eligibility vary by program.
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We line up TDHCA, TSAHC and other Texas options side by side to find your fit.
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Tanner Cook NMLS #2090424 · Zac Cook NMLS #2111496
Answer a few quick questions to see if you qualify
Three simple steps to your first home
60 seconds, and it doesn't check your credit. We match you with programs that fit your answers.
A DPA specialist reviews your options and answers all your questions.
Close on your first home with up to $15,000+ in down payment help, as a grant, a forgivable second lien, or a deferred second lien repaid later.
Taking the quiz won't touch your credit
Every down payment assistance program has different requirements — credit scores, income limits, geographic restrictions, assistance amounts, and interest rates. Our job is to navigate all of them and match you with the program that gives you the most assistance you qualify for.
TDHCA, TSAHC, regional housing finance programs and lender-sponsored assistance: we check which ones fit your county, income and credit before recommending any.
Each program has different score requirements, income limits, and geographic restrictions. We find the one that gives you the most assistance you qualify for.
We match your credit, income, and location to the TSAHC or TDHCA program that fits your situation — not a one-size-fits-all option.
Our job is to match you with your best program. We do the homework so you don't have to.
"My responsibility to you as a loan officer is to match you with the right down payment assistance program for your situation — and the most assistance amount you qualify for."
— Tanner Cook, NMLS #2090424
Free program matching. The quiz doesn't check your credit, and there's no obligation.
These five-star reviews are quoted from our Google profile in the reviewers' own words. Read every review, not just these, on Google.
Texas offers some of the most generous down payment assistance programs in the country.
Enter your details below to see an estimate of the down payment assistance you may qualify for through Texas state programs AND nationwide options.
See all major Texas down payment assistance programs side by side
| Program | Amount | Type | Credit Score | First-Time? | Eligible Professions |
|---|---|---|---|---|---|
My First Texas Home TDHCA | Up to 5% | Forgivable second lien | 620+ | Yes | All buyers |
My Choice Texas Home TDHCA | Up to 5% | Forgivable second lien | 620+ | No | All buyers |
Home Sweet Texas TSAHC | Up to 5% | Grant or forgivable second lien | 620+ | No | All buyers |
Homes for Texas Heroes TSAHC | Up to 5% | Grant or forgivable second lien | 620+ | No | Teachers, first responders, veterans, corrections, nurses |
Income limits and purchase price limits vary by county. Check your eligibility to see which programs you qualify for.
Buying your first home is a big deal. Here are honest answers to what first-time buyers ask us most.
Yes, it's real and legitimate. According to TDHCA and TSAHC, Texas DPA programs are funded by the state government to help more Texans become homeowners. In 2025 alone, TSAHC provided $85.6 million in down payment assistance to 9,554 Texas families. Some options are true grants that never need repayment. Others are second liens with no monthly payment that are forgiven once you've lived in the home for the required period, or deferred until you sell or refinance. The real trade-off is in the first mortgage: loans paired with DPA, and grant options especially, are often priced a little higher than a loan without assistance. Ask us to show you both versions so you can see that cost before you choose.
Texas has more than one door. 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, and regional and lender-sponsored options exist too. Each has different credit, income and price rules, so missing one doesn't rule out the others. 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. You can also read the reviews posted on our Google profile.
You may. TDHCA and TSAHC both list a 620 minimum middle credit score, which is lower than many people expect, though TSAHC asks for 640 on a conventional loan and a lender can add its own requirements. FHA's 580 is a separate rule: it's the score FHA needs for its 3.5% minimum down payment, and it doesn't lower the assistance programs' minimum. If your score is below 620, don't give up. Paying down card balances and fixing report errors are often the fastest levers, and we'll show you which ones matter on your report.
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.
TDHCA's published program guidelines set a 620 minimum middle credit score for both My First Texas Home and My Choice Texas Home. TSAHC asks for 620 on government-backed loans and 640 on conventional loans for Home Sweet Texas and Homes for Texas Heroes. Meeting the minimum is a starting point, not an approval: income and purchase price limits, debt-to-income and the lender's own credit review still apply, and some lenders set a higher score. FHA's 580 figure is a different rule, the score FHA requires for its 3.5% minimum down payment, and it doesn't lower these minimums. If your score is below 620, we can help you build a plan to raise it, starting with the items that weigh most on your report.
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 amount and part of your closing costs, so you bring far less cash to closing. TDHCA and TSAHC both offer DPA paired with FHA financing. The DPA comes as a grant or a second lien, separate from your FHA first mortgage, so there's no conflict between the programs.
Our team is here to help. Call us for a free, no-obligation consultation about Texas DPA programs.
Or take our free eligibility quizGuides on Texas down payment assistance, eligibility, and buying your first home — written by our licensed loan officers.
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Some Texas DPA is a grant you never repay; some is a second lien. Learn when TSAHC and TDHCA assistance must be repaid and when it's forgiven.
Tanner and Zac focus on Texas down payment assistance, helping buyers choose between grants and forgivable second liens and pair them with the right first mortgage. As part of Cornerstone First Mortgage (NMLS #173855), they bring institutional knowledge and a personal touch to every transaction.
Loan Originator
Tanner specializes in helping first-time home buyers navigate Texas DPA programs. He walks buyers through grants and forgivable second liens so they can see how each one changes the cash they need to buy.
Loan Originator
Zac is a Texas DPA expert with deep knowledge of TDHCA and TSAHC programs. He works closely with veterans, teachers, and first responders to maximize their DPA benefits and find the best loan structure.