TSAHC Rates & Programs 2026: Up to 5% DPA — Homes for Texas Heroes & Home Sweet Texas
TSAHC offers Texas's most flexible down payment assistance: non-repayable grants up to 5% of the loan amount — no 3-year repayment requirement like TDHCA. Homes for Texas Heroes targets teachers, nurses, veterans, and first responders. Home Sweet Texas is open to ALL Texas buyers meeting income limits. June 2026 rates start at 6.20%.
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See if you qualify for up to 5% DPA grant + Texas MCC. Takes 2 minutes, no credit pull.
6.20%
TSAHC Rate (June 2026)
FHA 30-yr fixed
5%
Max DPA Grant
non-repayable grant
620
Min Credit Score
640+ preferred
None
First-Time Buyer Req.
Home Sweet Texas
Teacher, nurse, veteran, or firefighter? TSAHC's Heroes program gives you a non-repayable 5% grant — no strings attached, no 3-year wait. Check eligibility in 2 minutes.
Check My DPA Grant →TSAHC Programs 2026 — Full Comparison
| Program | Who Qualifies | Rate (est.) | DPA Available | Grant Type |
|---|---|---|---|---|
| 🦸 HEROES ONLYHomes for Texas Heroes | Teachers, nurses, firefighters, police, veterans | 6.20% | Up to 5% | Yes (non-repayable) |
| 🏠 ALL TEXANSHome Sweet Texas | Any Texas buyer meeting income limits | 6.20% | Up to 5% | Yes (non-repayable) |
| 💰 TAX CREDITTSAHC MCC (Tax Credit) | First-time buyers using either program | Market rate | Tax credit 30-50% | N/A (tax benefit) |
Rates as of June 2026. Vary by lender and credit profile. Contact a TSAHC-approved lender for your personalized quote.
All TSAHC programs pair with FHA, VA, USDA, and conventional loans. Compare TSAHC-approved lender rates to find the lowest combination for your situation.
🎁 TSAHC's Key Advantage: Non-Repayable Grants
Unlike TDHCA's forgivable second lien (which requires 3 years in the home), TSAHC issues a true non-repayable grant. If you sell or refinance after 6 months, you keep the grant — no clawback. This makes TSAHC ideal for buyers who may move within 1–3 years.
$12,500 free
5% on a $250K home
$17,500 free
5% on a $350K home
$22,500 free
5% on a $450K home
Homes for Texas Heroes — Who Qualifies?
Homes for Texas Heroes is TSAHC's flagship program for community servants. If you work in one of the 6 categories below full-time, you qualify — regardless of whether you're a first-time buyer.
Pre-K–12 Teachers & Aides
Public, private, or charter schools. Teaching assistants and school librarians qualify.
Police Officers & Correctional Officers
State, county, and municipal law enforcement. Border patrol agents also eligible.
Fire Fighters & EMS
Career and volunteer firefighters. EMTs, paramedics, and 911 dispatchers.
Veterans & Active Military
Any honorably discharged veteran or active duty member of US armed forces.
Nurses & Allied Health
RNs, LVNs, CNAs, and allied health professionals at licensed healthcare facilities.
School Counselors & Social Workers
Licensed counselors and social workers employed at public schools.
Not sure if your profession qualifies? Check your heroes eligibility in 2 minutes — TSAHC-approved lenders verify employment status as part of the standard pre-approval process. Veterans should also explore the VA $0 down loan in parallel — you may not even need DPA.
TSAHC Income Limits 2026 by County
TSAHC income limits vary by county and household size. Both programs (Heroes and Home Sweet Texas) share the same income limits. 1-2 person households use the lower limit; 3+ person households use the higher limit.
| County / Metro | 1-2 Person Limit | 3+ Person Limit | Max Purchase Price |
|---|---|---|---|
| Travis (Austin) | $112,500 | $129,375 | $766,550 |
| Harris (Houston) | $97,000 | $111,550 | $766,550 |
| Dallas / Collin | $100,800 | $115,920 | $766,550 |
| Tarrant (Fort Worth) | $97,000 | $111,550 | $766,550 |
| Bexar (San Antonio) | $89,200 | $102,580 | $766,550 |
| Denton | $100,800 | $115,920 | $766,550 |
| El Paso | $79,200 | $91,080 | $766,550 |
| Williamson (Round Rock) | $112,500 | $129,375 | $766,550 |
| Nueces (Corpus Christi) | $83,000 | $95,450 | $766,550 |
| Lubbock | $77,200 | $88,780 | $766,550 |
Source: TSAHC 2026 program guidelines. Verify exact limits at tsahc.org or with a TSAHC-approved lender.
Income above limits? Check other Texas DPA programs — city-level and county-level programs often have higher limits and can stack with TSAHC in some cases.
Ready to use your TSAHC grant?
Get pre-approved with a TSAHC-approved lender. Takes 3 minutes — no credit pull to start.
TSAHC vs TDHCA 2026: Which Texas DPA Program is Better?
Both programs offer up to 5% DPA for Texas buyers, but the structure differs significantly. Here's the full comparison:
| Feature | TSAHC | TDHCA (My First TX Home) |
|---|---|---|
| DPA Type | Non-repayable grant | Forgivable second lien (3 yrs) |
| First-time buyer req. | No (Home Sweet TX) / No (Heroes) | Yes for My First TX Home |
| Rate (est. June 2026) | 6.20% | 6.25% |
| Heroes program | Yes — Homes for Texas Heroes | No |
| MCC compatible | Yes | Yes |
| Lender network | TSAHC-approved lenders | TDHCA-approved lenders |
| Grant forgiveness | Immediate (non-repayable) | 3-year lien forgiveness |
| Best for | Heroes + non-first-timers | First-time buyers, larger network |
Bottom line: If you're a teacher, nurse, firefighter, police officer, or veteran → start with TSAHC Heroes. If you're not a hero profession but still want DPA without a first-time buyer requirement → use TSAHC Home Sweet Texas. Only if you specifically need the Texas MCC tax credit combo does TDHCA have an edge — and you can get the MCC from both agencies anyway.
Can't decide? Get matched with a lender who offers both TSAHC and TDHCA — they'll run the numbers on both programs and show you which gives you more money at closing.
How to Apply for TSAHC — Step by Step
- 1
Complete a homebuyer education course
TSAHC requires a HUD-approved course. eHome America and Framework both offer online options for ~$75–$99, completed in about 6-8 hours. Required for MCC only (not required for the grant itself).
- 2
Find a TSAHC-approved lender
Not all lenders offer TSAHC programs. Use the TSAHC lender locator at tsahc.org, or compare approved lenders via our partner network to find the best rate for your situation.
- 3
Verify your profession (Heroes only)
For Homes for Texas Heroes, your lender will verify your employment via pay stub, employer letter, or current teaching/medical license. This takes 1-2 business days.
- 4
Get pre-approved with grant reserved
Your TSAHC-approved lender will reserve the DPA grant funds for you. Pre-approval typically takes 1-3 business days.
- 5
Find a home and close with your grant
At closing, the TSAHC grant funds are applied toward your down payment and/or closing costs. No repayment, no second mortgage, no strings attached after closing.
Credit score below 640? Boost your score free with Spike — gain 20–40 points in 30 days and unlock better TSAHC rate tiers. Or explore FHA loans from 580 FICO.
TSAHC FAQ 2026
What is TSAHC?
TSAHC stands for Texas State Affordable Housing Corporation. It is an independent nonprofit created by the Texas Legislature in 1994 to serve housing needs of low-to-moderate income Texans. Unlike TDHCA, TSAHC provides non-repayable grants (not second liens) for down payment assistance.
What are current TSAHC rates in 2026?
As of June 2026, TSAHC Homes for Texas Heroes and Home Sweet Texas rates start at approximately 6.20% for a 30-year fixed FHA loan — slightly below TDHCA's 6.25% starting rate. Rates change daily and depend on your credit score, loan type, and the TSAHC-approved lender you choose.
What is the difference between TSAHC and TDHCA?
The key difference is that TSAHC offers non-repayable grants, while TDHCA's My First Texas Home gives a forgivable second lien (you must stay in the home 3 years). TSAHC also has no first-time buyer requirement for Home Sweet Texas, and has a dedicated heroes program. Both offer up to 5% DPA.
Who qualifies for Homes for Texas Heroes?
Homes for Texas Heroes is designed for Texas professionals who serve their communities: public school teachers and teacher aides, police officers and correctional officers, firefighters and EMS, veterans and active duty military, nurses and allied health professionals. Full-time employment is required.
Do I have to be a first-time homebuyer for TSAHC?
No! Home Sweet Texas has no first-time buyer requirement — any Texan meeting income and purchase price limits can access 5% DPA. Homes for Texas Heroes also has no first-time buyer requirement. This makes TSAHC uniquely flexible for repeat buyers.
Can I combine TSAHC DPA with a Texas MCC?
Yes. TSAHC Mortgage Credit Certificate (MCC) gives first-time buyers a federal tax credit equal to 30-50% of annual mortgage interest (capped at $2,000/year). You can combine the TSAHC grant with the MCC — effectively getting free down payment money AND an ongoing tax credit.
What credit score do I need for TSAHC?
Minimum 620 credit score for all TSAHC programs. A 640+ credit score opens up more lender options and better rate tiers. Borrowers between 580-619 should consider boosting their score before applying.
Related Texas & State Housing Guides
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Check My TSAHC Eligibility → FreeTakes 2 minutes · Non-repayable grant · 620+ credit needed