Navigating non-repayable down payment assistance for Hill Country teachers, first responders, and healthcare workers.
A grant of 3% to 5% of your first mortgage loan amount — applied toward your down payment or closing costs — that you do not repay.
The Texas State Affordable Housing Corporation (TSAHC) offers down payment assistance programs specifically designed for public servants: teachers, first responders, healthcare workers, and veterans. Qualifying buyers can secure 3% to 5% of their first mortgage loan amount as a non-repayable grant — meaning the funds go toward your down payment or closing costs and do not have to be paid back.
This is not a loan. It is not a deferred payment. It is a grant — and it can mean the difference between waiting another two years to save a down payment and closing on a home this quarter. For a $300,000 home, a 5% grant covers $15,000 of your down payment, which is often the entire amount a first-time buyer needs to clear the minimum down payment threshold.
Who qualifies
Boerne ISD and surrounding district employees, including classroom teachers, aides, administrators, and support staff.
Police officers, firefighters, EMS personnel, and dispatchers serving Bexar, Kendall, Comal, and Bandera Counties.
Nurses, medical assistants, technicians, and support personnel at area hospitals, clinics, and medical facilities.
Active duty, reserve, National Guard, and honorably discharged veterans — including surviving spouses.
Income limits and property eligibility
TSAHC income limits vary by county and household size. Properties must fall within the program's purchase price limits, which are set at the county level. The home must be your primary residence, and you must complete a TSAHC-approved homebuyer education course before closing. Bill's Texas Affordable Housing Specialist certification means he knows the exact parameters for Bexar, Kendall, Comal, and Bandera Counties — and can confirm your eligibility before you spend weeks searching for a home that doesn't qualify.
Step by step from eligibility check to closing
Eligibility verification
Bill reviews your occupation, income, and target property location against current TSAHC program parameters. This takes about 15 minutes and confirms whether the program applies to your situation before you invest time in the search.
Homebuyer education course
TSAHC requires completion of an approved homebuyer education course. The course covers budgeting, mortgage terms, property maintenance, and the responsibilities of homeownership. Most courses are available online and take 6 to 8 hours total. Bill connects you with approved providers and ensures the certificate is submitted to the lender on time.
Lender coordination
TSAHC grant funds are administered through participating lenders. Bill coordinates with TSAHC-approved lenders who understand the program's documentation requirements, income calculations, and closing timeline — avoiding the delays that occur when a lender unfamiliar with the program attempts to process the grant.
Property search and contract
With your eligibility confirmed and lender pre-approval in hand, Bill identifies properties that meet TSAHC requirements and match your budget, commute, and lifestyle priorities. Once you select a home, the contract is structured to accommodate the grant funding timeline.
Closing
The grant funds are applied at closing — directly to your down payment or closing costs. You bring your remaining portion (if any), sign the documents, and receive the keys. Typical timeline from eligibility check to closing: 45 to 60 days.
The program requirements, eligible lenders, and common pitfalls — mastered before they become your problem
Most real estate agents do not understand TSAHC programs. They have heard of them. They might mention them during the buyer consultation. But when it comes to the specific income limits per county, the approved lender list, the homebuyer education requirement, and the grant-to-loan ratio that affects financing, the typical agent is learning these parameters at the same time the buyer is.
Bill's Texas Affordable Housing Specialist certification means he has completed training directly on the TSAHC program framework. He knows which lenders in the Boerne and San Antonio market process TSAHC grants efficiently. He knows that income limits are calculated differently depending on whether the household includes a veteran or a person with a disability. He knows which property types qualify and which do not — and he screens properties for program eligibility before you walk through the door.
The most common TSAHC failure point is a lender who processes the conventional loan correctly but mishandles the grant paperwork, delaying closing by weeks or causing the grant to fall through entirely. Bill's lender coordination eliminates this risk by connecting you to lenders with demonstrated TSAHC closing experience.
Other down payment assistance options available in Bexar, Kendall, and Comal Counties
TSAHC is the most commonly accessed program for public servants, but it is not the only option. Depending on your occupation, income, and property location, you may also qualify for:
- Home Sweet Texas Home Loan Program — A separate TSAHC program offering a grant or a deferred forgivable second lien for qualifying buyers who do not meet the public servant criteria.
- SMC (Southeast Texas Housing Finance Corporation) Programs — Down payment assistance programs available in Bexar County and surrounding areas with varying income and purchase price limits.
- City of San Antonio DPA Programs — Down payment assistance for eligible buyers purchasing within San Antonio city limits.
- USDA Rural Development Loans — Zero-down-payment financing for properties in designated rural areas, which includes portions of Kendall, Comal, and Bandera Counties.
Bill evaluates your situation against all available programs — not just the one you called about. The goal is the highest net benefit at closing, not the program with the best marketing.
Take the 2-minute TSAHC eligibility assessment
Answer a few questions about your occupation, household income, and location preferences. Bill will confirm your eligibility and outline the exact next steps — no commitment, no sales pitch.
Start the Eligibility Assessment