San Antonio is one of the more affordable major Texas metros, and the city’s Homeownership Incentive Program has historically offered forgivable help up to $30,000 — though a funding note below is worth reading before you plan around it.
This guide focuses on what first-time buyers in San Antonio specifically can tap in 2026 — the local programs run by the city and county, the statewide help you can layer on top, and what it realistically takes to buy here.
San Antonio’s own first-time buyer programs
San Antonio’s local help comes from the city and a longstanding nonprofit:
- Homeownership Incentive Program (HIP 80) — a City of San Antonio forgivable second of $1,000 to $30,000 for lower-income buyers (roughly at or below 80% of area median income) — note it is not accepting new applications for FY2026 and funding may resume in October 2026
- Homeownership Incentive Program (HIP 120) — the city program for buyers up to about 120% of area median income, a forgivable second of $1,000 to $15,000 — also paused for FY2026
- Neighborhood Housing Services of San Antonio — a nonprofit deferred second of up to $12,000 for first-time buyers in Bexar and surrounding counties, requiring a 580+ credit score and HUD-approved education
These local programs are the piece most buyers miss, because they are run by the city or county rather than a lender — and they can often be combined with the statewide programs below.
Statewide programs you can also use in San Antonio
On top of San Antonio’s local help, every Texas buyer can access the state’s housing finance programs — below-market loans, down payment assistance, and a possible tax credit. We cover them in full in our guide to Texas first-time home buyer programs, and the wider local picture in our Texas first-time home buyer guide. In many cases you can stack a city program with a state program to cover most or all of your cash to close — a lender who works with both can structure it.
What it takes to buy in San Antonio
The San Antonio metro median home price is around $295,000, one of the lowest among big Texas metros and genuinely accessible for many first-time buyers. Because prices are moderate, even a mid-sized assistance amount goes a long way here — though with the city’s HIP programs paused for the 2026 fiscal year, the nonprofit and state options are especially worth exploring right now.
Before you shop, pin down your budget. Our home affordability guide walks through how income, debt, and rates set your price range, and our first-time home buyer checklist keeps the rest of the process on track.
Loan options for San Antonio buyers
Most San Antonio first-time buyers use one of a few loan types, each of which can pair with the assistance above:
- FHA loans — 3.5% down with flexible credit, popular with first-time buyers
- Conventional loans — as little as 3% down, with reduced mortgage insurance through state HFA versions
- VA and USDA loans — zero down for eligible veterans and in qualifying areas
- Down payment assistance — city and state programs that layer on top (see our down payment assistance guide)
How to buy your first home in San Antonio
- Check your budget and credit first — see our guide to credit score requirements.
- Complete a homebuyer education course — nearly every San Antonio and Texas program requires one, and it is usually free.
- Find a lender who works with both San Antonio and Texas programs, and ask them to run the city and state options together.
- Get pre-approved, then line up your assistance before you make an offer.
One note: local and state program funding and terms change, and some rounds close when the money runs out. Always confirm current amounts and availability with the program administrator before counting on a figure.
San Antonio first-time buyer FAQ
What down payment help is available in San Antonio?
The City of San Antonio’s Homeownership Incentive Program (HIP) has offered forgivable help of up to $30,000 (HIP 80) or $15,000 (HIP 120), but both are paused for the 2026 fiscal year and may resume in October 2026. In the meantime, Neighborhood Housing Services of San Antonio offers a deferred second of up to $12,000, and Texas’s statewide programs remain available.
Can I combine San Antonio city programs with Texas state programs?
Often yes. City or county assistance is usually designed to layer on top of a first mortgage, and many buyers stack it with a Texas state program to cover most of their down payment and closing costs. A lender who participates in both can confirm what combines. See our Texas programs guide for the statewide options.
Do I have to be a first-time buyer to qualify in San Antonio?
It varies. The city’s HIP programs focus on income eligibility and owner-occupancy rather than strict first-time status, while the Neighborhood Housing Services program requires first-time buyer status and a 580+ credit score. All require homebuyer education and that the home be within the applicable area. Confirm current availability, since the HIP programs are paused for FY2026.
Is San Antonio’s HIP down payment program available right now?
As of the 2026 fiscal year, the City of San Antonio’s Homeownership Incentive Program (both HIP 80 and HIP 120) is not accepting new applications, and funding may resume around October 2026. That does not mean help is gone — Neighborhood Housing Services of San Antonio offers up to $12,000, and Texas’s statewide TDHCA and TSAHC programs are available. Check directly with the City of San Antonio for the current HIP status before relying on it.