Homes for Texas Heroes takes applications all year: up to 5% of the loan amount, paid toward your down payment and closing.(800) 555-0100Run the 2-minute check
Heads-up list. San Antonio Homeownership Incentive Program (HIP 120) lives on a limited pot that can run dry. Sign up and we'll tell you when a new round is funded.
A part-forgiven, part-repaid loan
HIP 120 is a 0% second lien. Three quarters of it, 75%, is forgiven over 10 years. The other 25% is repaid when you sell, refinance or transfer the home. On a $12,000 award, as a simple example, $9,000 would be forgiven over the decade and $3,000 would be due at sale or refinance. There are no monthly payments.
Who qualifies?
Buyers with income up to 120% of AMI, which the city page lists as $120,700 for a family of four using 2025 limits, and no home ownership in the past 3 years. The home must be inside San Antonio city limits in Bexar County, priced at no more than $301,700 for an existing home or $332,800 for new construction. An 8-hour HUD homebuyer class is required.
Where it fits
HIP 120 covers the gap between HIP 80's lower income limit and the much higher Homes for Texas Heroes limit. Many San Antonio teachers and nurses fall in this band. The city does not say whether HIP 120 can sit behind a TSAHC or TDHCA loan; a participating lender confirms whether they combine. Teachers can check state program rules on the teacher eligibility page.
Because a quarter is repaid, HIP 120 works best for buyers who plan to stay. Selling or refinancing early triggers repayment of the 25% share, and you should ask the city how any part of the 75% not yet forgiven is handled. The price caps of $301,700 and $332,800 are higher than HIP 80's, which reflects the higher incomes this track serves. Compare it with the state program's grant, which does not have to be repaid at all.
Ask the city for the updated income table before applying, since the published $120,700 figure comes from the 2025 limits.
How to apply
Take the 8-hour class, get a pre-approval below the price cap, and apply with the Neighborhood and Housing Services Department. Funding is limited and subject to availability, and the city's income figures may be updated from the 2025 table. Run a short eligibility check and read the cash-to-close guide.
County guides for the area it serves:Bexar County.
Reader questions on San Antonio Homeownership Incentive Program (HIP 120)
How much is HIP 120?
$1,000 to $15,000 as a 0% second lien.
Do I have to repay HIP 120?
25% is repaid when you sell, refinance or transfer the home; 75% is forgiven over 10 years.
What is the HIP 120 income limit?
120% of AMI, listed as $120,700 for a family of four on the city page (2025 limits).
Summed up from the program's official page as of November 2026. Money and rules change; check current terms with the program or a lender that takes part. Texas Down Payment Assistance has no tie to this program.
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