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Your first homeFirst-time home buyer in San Antonio? Here's what you actually qualify for.
The gap between 'I can't afford to buy' and 'I closed last month' is usually information, not income. Texas runs real assistance programs — TSAHC, My First Texas Home — and San Antonio buyers use them every day. I walk you through the whole thing personally, in plain language, at your pace.
No SSN. No credit pull. Alejandra Glass, NMLS #1008649.
The three numbers that decide your purchase
Every first purchase comes down to down payment, monthly payment, and closing costs. Down payments start at 3% (conventional) or 3.5% (FHA loans) — and 0% if you're eligible for a VA loan in San Antonio. The monthly payment is where we spend real time together, because a comfortable payment — not a maximum approval — is the actual goal. Closing costs are the number nobody warns you about, and also the one with the most levers: seller credits, lender credits, and assistance programs.
Texas down payment assistance, without the mythology
Two state-level names come up for nearly every San Antonio first-time buyer:
- TSAHC — the Texas State Affordable Housing Corporation. Homes for Texas Heroes covers teachers, police, firefighters, EMS, corrections officers and veterans; Home Sweet Texas covers income-qualifying buyers generally. Both pair your mortgage with down payment assistance.
- My First Texas Home — TDHCA's program combining a 30-year loan with down payment and closing-cost assistance, with county-based income and price limits.
The programs differ in how the assistance is structured — some options are grants, others are deferred second liens repaid when you sell or refinance — and in their income limits, credit requirements and fees. The right pick isn't a slogan; it's arithmetic on your specific file. That's the part I do.
How the process actually goes
Step one is a pre-approval — a two-minute conversation-starter with no SSN and no credit pull — so you know your range before you fall in love with a house. Then we check assistance eligibility, pick the loan structure, and you shop with a real approval letter. From offer to keys typically runs about a month, and I'm reachable the whole way.
Already own a home before?
“First-time buyer” usually means no ownership in the last three years, so returning buyers frequently qualify — and some programs skip the requirement entirely. If assistance isn't the right fit, a straight conventional loan at 3–5% down often surprises people with how reachable it is.
First-Time Buyer & Down Payment Assistance — straight answers
How much do I really need for a down payment?
Less than most people think. Conventional loans start at 3% down for first-time buyers, FHA at 3.5%, and VA at zero for those who served. The bigger surprise is usually closing costs — plan for a few percent more, though seller credits, lender credits and down payment assistance can offset much of it.
What is down payment assistance — free money or a loan?
Both exist, and the difference matters. Some Texas programs provide assistance as a grant you never repay; others structure it as a deferred second lien that only comes due when you sell or refinance. Neither is a trick — but you should know exactly which one you're getting, and I walk through that before you commit.
What is TSAHC?
The Texas State Affordable Housing Corporation — a nonprofit whose Homes for Texas Heroes program serves teachers, police officers, firefighters, EMS personnel, corrections officers and veterans, and whose Home Sweet Texas program serves low-to-moderate income buyers generally. Both pair a mortgage with down payment assistance, subject to income limits and program rules.
What is My First Texas Home?
The Texas Department of Housing and Community Affairs' program for first-time buyers (and qualifying veterans), combining a 30-year mortgage with down payment and closing cost assistance. It has income and purchase-price limits that vary by county. Whether it beats TSAHC for you depends on your income, location and credit profile.
Do I have to be a literal first-time buyer to qualify?
Usually 'first-time' means you haven't owned a home in the last three years — so returning buyers often qualify. Some programs, including parts of TSAHC's lineup, don't require first-time status at all. Don't rule yourself out before we've checked the actual criteria.
Let’s see what you qualify for.
Two minutes, no SSN, no credit pull — and I review every one personally.