TSAHC Home Sweet Texas Home Loan Program
Taking applicationsTexas State Affordable Housing Corporation (TSAHC)
- Meant for
- Low- and moderate-income households in any occupation; first-time and repeat buyers (some options/targeted areas have different rules). Fallback for buyers who don't fit a Heroes job category.
- How much
- Up to 5% of the loan amount for down payment and closing costs
- Kind of help
- Grant, nothing to repay
- Income cap
- Varies by county and household size; TSAHC describes moderate income as up to 150-170% of area median income (lender confirms exact limit)
- First-timers only?
- No
- Pairs with the state program?
- no - same TSAHC loan platform; a buyer uses either Heroes or Home Sweet Texas
DPA is a grant or a second lien forgiven after 3 years. 620 min credit (government loans) / 640 (conventional). Homebuyer education required. No-DPA rate-only option also offered. First-time buyers can add the TSAHC MCC.
Fact-checked November 2026 · our sources
Could I get this? →How the assistance is paid
The money comes with a TSAHC 30-year fixed-rate first mortgage. You choose between a grant that is never paid back or a second lien that is forgiven after 3 years. Either way the amount is capped at 5% of the loan, not the price, so a larger loan means a larger amount. TSAHC also offers a version with no assistance at all and a rate-focused first mortgage instead, which can suit a buyer who already has the cash.
Who can use Home Sweet Texas?
Any profession qualifies, which is the main difference from Homes for Texas Heroes. It is the fallback for a spouse buying alone, a private-school teacher, a nurse outside the hero list or anyone else who misses a hero category. You do not have to be a first-time buyer, though some options and targeted areas carry different rules. Income limits vary by county and household size; TSAHC describes the ceiling as up to 150% to 170% of area median income, and its figures include about $156,000 in Houston and $181,650 in Dallas. Your lender confirms the exact limit for your county, such as Harris County or Dallas County.
Credit minimums are 620 for government-backed loans and 640 for conventional. A homebuyer education course is required before closing.
Using it with Heroes and other help
Home Sweet Texas and Heroes run on the same TSAHC loan platform, so you use one or the other, not both. First-time buyers can add the TSAHC Mortgage Credit Certificate for a yearly federal tax credit. Whether a city or county program can sit behind a TSAHC loan is a question for a participating lender, who confirms whether they combine. Our grant vs. forgivable vs. repayable guide explains how to compare the grant and the 3-year option.
A practical example of who lands here: a household where the borrower works in an office, retail or a private company, earns under the county limit and has a 620 or better score. The same 5% cap, the same 3-year forgiveness and the same education rule apply as in Heroes, so the only thing that changes is the job test and a somewhat lower income ceiling of up to 150% of AMFI. Buyers in Bexar County or El Paso County follow the same process with their own county limit. If you are unsure whether your job counts as a hero role, the lender checks that first and moves you to Home Sweet Texas if it does not.
How to apply
You apply through a TSAHC participating lender, not with TSAHC directly. Pick a loan officer from TSAHC's lender list, get pre-approved, choose grant, forgivable lien or no-assistance rate, and finish the education class before closing. To see whether you might fit Heroes first, check your eligibility.
Reader questions on TSAHC Home Sweet Texas Home Loan Program
Is Home Sweet Texas only for first-time buyers?
No. First-time and repeat buyers can use it, although some options and targeted areas have different rules, and the add-on Mortgage Credit Certificate is for first-time buyers.
How much is the Home Sweet Texas grant?
Up to 5% of the loan amount, for down payment and closing costs. You can take it as a grant or as a second lien forgiven after 3 years.
Can I use Home Sweet Texas and Homes for Texas Heroes together?
No. They are both TSAHC loans, so a buyer uses one program. Heroes is for listed professions; Home Sweet Texas covers everyone else who meets the income limit.
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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.
