Loans & Down Payment Assistance

The Homes for Texas Heroes and Home Sweet Texas Home Loan Programs are available for teachers, fire fighters, police and correctional officers, veterans, and low and moderate-income homebuyers. These loans and home down payment assistance programs are available through a network of lenders across the state and all provide the following benefits:

  • A 30-year fixed interest rate mortgage loan
  • No upfront origination points charged to you
  • Net 3%, 4%, or 5% in down payment assistance
  • You do not need to be a first-time homebuyer
  • You do not need to live in the home for any set period of time
  • First-time buyers can also use TSAHC's Mortgage Credit Certificate Program.

The options listed below are available to help individuals purchase a home:

Government Loan Options
HFA Preferred
Conventional Loan Options
Interest Rate and Granted Down
Payment Assistance (DPA gift does not need to be repaid).
  • 5.00% with 5% Net DPA
  • 4.50% with 4% Net DPA
  • 4.375% with 3% Net DPA
  • 5.25% with 5% Net DPA
  • 5.00% with 4% Net DPA
  • 4.75% with 3% Net DPA
Type of Loan FHA, VA or USDA Conventional
Minimum Down Payment Required


(FHA only - VA and
USDA do not require a down payment)


(Unlike traditional
conventional loan that requires 5%)

Available to Purchase a Home
Available to Refinance Existing Mortgage
FICO Score Requirements 640 680*


(DTI) Ratio Maximums

45%** 45%**
Upfront Mortgage Insurance Costs Yes No
Lower Monthly Mortgage Insurance
Mortgage Insurance Cancellable at
78% LTV
Property Types
  • New or existing single family homes
  • Duplexes or fourplexes
  • Condos and townhomes
  • Planned Unit Developments
  • Manufactured home 
  • New or existing single family homes
  • Townhomes
  • Planned Unit Developments

*FICO scores can be as low as 640 depending on the home buyer's loan to value (LTV) ratio. Learn More.

**DTI ratios may be higher for home buyers with higher FICO scores and lower LTVs. Learn More.

Have questions?

Find answers to the most commonly asked questions here.

Key Steps to Qualify

  1. Take the Eligibility Quiz
  2. Attend a homebuyer education course
  3. Work with an approved lender