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
San Antonio runs two income-based HIP tiers plus forgivable loans for its own police, firefighters and civilian employees.
What does San Antonio offer first-time buyers?
The Neighborhood & Housing Services Department runs the Homeownership Incentive Program in two tiers. HIP 80 offers $1,000 to $30,000, based on need, to first-time buyers earning up to $80,500 for a family of four, on homes up to $260,000 existing or $284,000 new. It's a 0% second lien with no payments, forgiven over 5 years for amounts up to $15,000 or 10 years above that. HIP 120 reaches up to 120% AMI with $1,000 to $15,000; 75% is forgiven over 10 years and 25% is repaid at sale, refinance or transfer. Both require an 8-hour HUD class, are first-come, first-served and depend on available funds.
The city also helps its own workforce. FRHAP gives SAPD and SAFD employees, including cadets, up to $20,000 inside city limits or $40,000 inside the CRAG area, with no income or price limit. It's forgiven 1/10 per year of continued city employment, and buyers living outside the city must relocate in. HOPE offers the same terms to full-time civilian city staff, though not to teachers. Forgiven amounts are taxable income.
Teachers in Northside ISD, North East ISD and San Antonio ISD, Bexar County deputies and others outside city payroll should check Homes for Texas Heroes, which isn't limited to one employer. TDHCA My First Texas Home serves other buyers. The Bexar County page lists metro income limits. Because every HIP award is a lien on the home, read the forgiveness schedule closely before you sign, and ask whether moving or refinancing early triggers repayment. Award size depends on need, so a larger down payment from savings can shrink the amount you qualify for.
First-time buyers purchasing a primary residence in San Antonio city limits
How much
$1,000 to $30,000 (based on need)
Kind of help
Loan that is forgiven over time
Income cap
$80,500 for a family of 4 (2026)
Price cap
$260,000 existing / $284,000 new construction
First-timers only?
Yes
Fine print
0% second lien, no payments; $1,000-$15,000 forgiven over 5 years, $15,001-$30,000 over 10 years; 8-hour HUD homebuyer class; $500 minimum earnest money; property review and inspection
First-come, first-served, subject to fund availability.
Up to $20,000 inside city limits; up to $40,000 inside the CRAG area
Kind of help
Loan that is forgiven over time
0% loan forgiven 1/10 per year of continued City employment over 10 years. No income or price limit. First-time (no ownership in 3 years). Must be a primary residence in city limits; buyers outside must relocate. Forgiven amounts are taxable income. Policy effective Oct 1, 2023: https://www.sa.gov/files/assets/main/v/1/nhsd/documents/fhrap-hope-policy.pdf
Budget a few hours for a buyer class before closing, because almost every program requires it. These HUD-approved agencies around Bexar County teach the class or sit down with buyers one on one:
Agency
Town
Miles away
Offers
Languages
How
Our Casas Resident Council, Inc.
San Antonio
2
Buyer class, One-on-one prep
English, Spanish
In person, By phone, Online
City of San Antonio/Dept of Neighborhood and Housing Services (Dnhs)
San Antonio
2
Buyer class, One-on-one prep
English
In person, By phone, Online
Neighborhood Housing Services of San Antonio
San Antonio
5
Buyer class, One-on-one prep
English, Spanish
In person, By phone, Online
Pulled from HUD's list of approved counseling agencies. A class that one program accepts may not count for another.
Which class counts? Your lender keeps the list of approved courses for each Texas program, and can open your pre-approval during the same conversation. Start the eligibility check
Questions from San Antonio buyers
What is the difference between HIP 80 and HIP 120?
HIP 80 offers up to $30,000 for lower-income first-time buyers and is fully forgiven over 5 or 10 years. HIP 120 offers up to $15,000 to buyers up to 120% AMI; 75% is forgiven over 10 years and 25% is repaid at sale or refinance.
Can San Antonio police and firefighters get extra help?
Yes. FRHAP gives SAPD and SAFD employees up to $20,000 in city limits or $40,000 in the CRAG area, forgiven 1/10 per year of continued city employment.
Does HOPE cover San Antonio teachers?
No. HOPE is for full-time civilian City of San Antonio employees. Teachers can look at Homes for Texas Heroes.
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