TSAHC Homes for Texas Heroes

What This Program Is

Assistance for Texas heroes

The Homes for Texas Heroes Program is run by the Texas State Affordable Housing Corporation (TSAHC). It pairs a fixed-rate 30-year mortgage with down payment assistance for Texans in qualifying service professions. The assistance ranges from roughly 3% to 5% of your loan amount and can be a grant you never repay, or a forgivable second lien that's forgiven after you live in the home a set period (typically 3 years).

3-5%

DPA Range

of loan amount

620

Min FICO

first mortgage

First-Time Rule

repeat buyers ok

Yes

Profession

must qualify

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Why heroes win here

Unlike most assistance programs, there is no first-time buyer requirement — even if you've owned before, you can still qualify as long as you meet your county's income limits and work in a qualifying profession.

Eligible Professions

Are you a Texas hero?

You must currently work full-time in one of these qualifying fields:

Professional educators — public school teachers, teacher aides, school librarians, school counselors, and school nurses
Police officers and other peace officers
Firefighters and EMS personnel
Corrections officers and juvenile corrections officers
Veterans and active-duty military

Other Requirements

Credit score of 620 or higher on the first mortgage

Household income under your county's limit

Purchase price under your county's limit

Home must be your primary residence in Texas

Complete a short approved homebuyer education course

Originate through an approved participating lender (like NEXA)

How The Assistance Works

Grant vs. forgivable second lien

Grant

Never repaid

A true grant applied toward your down payment and/or closing costs. Nothing to pay back. Typically carries a slightly higher interest rate on the first mortgage in exchange.

Forgivable 2nd Lien

Forgiven over time

A 0%-interest second lien with no monthly payment, forgiven after you stay in the home a set number of years (commonly 3). If you sell or refinance early, a prorated amount may be repaid.

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It covers more than the down payment

The assistance can be applied to your down payment AND your closing costs, which is what lets many heroes buy with very little cash out of pocket.

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Stack it with an MCC

Heroes can often add a Mortgage Credit Certificate for an annual federal tax credit on top of the down payment help — see the Texas MCC page.

Down Payment Assistance Calculator

Estimate your assistance & cash to close

Rough estimate for illustration only. Closing costs assumed ~3% of price. Not an offer or approval — your real numbers depend on rate, county limits, seller credits, and underwriting.

Purchase Price ($)

First Loan Type

Assistance % of Loan

Assistance can be applied toward your down payment and closing costs.

How The Process Works

From first call to closing

Eligibility Check

We confirm your county income & price limits, credit, and (if applicable) profession.

Pre-Approval

I pre-approve your first mortgage and pick the best assistance structure.

Homebuyer Education

Complete the short approved course required before closing.

Find Your Home

Shop with confidence knowing your assistance is lined up.

Assistance is applied to your down payment and closing costs at the table.

Compare Texas Assistance Programs

Which program fits you?

Program	Who It's For	Assistance	First-Time Buyer?	Loan Types
Homes for Texas Heroes	Teachers, police, fire, EMS, corrections, veterans	3–5% DPA	Not required	FHA·VA·USDA·Conv
Home Sweet Texas	Any profession, low–moderate income	Up to 5% DPA	Not required	FHA·VA·USDA·Conv
TDHCA My First Texas Home	First-time buyers & veterans	Up to 5% DPA	Required*	FHA·VA·USDA
Texas MCC	First-time buyers wanting an annual tax credit	Up to $2,000/yr credit	Required*	FHA·VA·USDA·Conv

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You can often layer them

A down payment assistance program (Heroes, Home Sweet Texas, or My First Texas Home) covers your cash to close, while an MCC adds an annual federal tax credit on top. I'll model the right combination for your situation.

*First-time buyer = no primary-residence ownership in the past 3 years; waived for veterans and qualified targeted areas. Income and purchase-price limits apply by county for all programs.

Frequently Asked Questions

Do I have to be a first-time buyer?▾

No. Homes for Texas Heroes has no first-time buyer requirement. As long as you meet your county income limit and work in a qualifying profession, repeat buyers can qualify.

Can I apply to TSAHC directly?▾

No — you cannot apply to TSAHC directly. The assistance is originated through an approved participating lender, which is where I come in. I confirm eligibility and build the assistance into your loan.

What credit score do I need?▾

A minimum 620 on the first mortgage is typical. Some manual-underwrite scenarios require 640. Higher scores generally get you better pricing.

Does the assistance have to be repaid?▾

It depends on the structure you choose. The grant is never repaid. The forgivable second lien is forgiven if you keep the home for the set period; selling or refinancing early may require repaying a prorated amount.

What counties and price limits apply?▾

Income and purchase-price limits are set per county and updated periodically. I'll pull the current limit for your exact Texas county before we move forward.

Quick Facts · 2026