Mortgage Credit Certificates (MCC)

MCCs are for first-time home buyers eligible for the following programs:

  • Homes for Texas Heroes Home Loan Program: for teachers, fire fighters and EMS personnel, police and correctional officers, and veterans.
  • Home Sweet Texas Home Loan Program: for Texas
    home buyers with low and moderate incomes.  

Mortgage Credit Certificate (MCC) Benefits

  • Save up to $2,000 every year as a special tax credit based on the mortgage interest paid
  • Save thousands of dollars over the life of your mortgage loan
  • Must be a first-time homebuyer (defined as anyone who has not owned a home in the last three years)
  • No minimum credit score required if used with a non-TSAHC fixed-rate mortgage loan
  • ​​Can be used with TSAHC’s Down Payment Assistance
  • FREE for Texas Heroes also using TSAHC's Down Payment Assistance
  • Available statewide through a network of approved lenders



Visit our MCC Frequently Asked Questions for more information.

Example of MCC Tax Savings

The example below assumes a family purchases a home for $125,000 at a 4.50% interest rate.  Interest paid the first year is approximately $5,625.  

Mortgage Amount $125,000
Interest Rate 4.50%
Interest Paid $5,625
MCC Tax Credit Rate (40% of Mortgage Interest Paid) 40%
Tax Credit Amount $2,250
Maximum Credit Amount* $2,000

*In this example, the homebuyer would be entitled to a tax credit of the maximum $2,000. The home buyer can also take a mortgage interest deduction of $3,625.