Last updated: July 14, 2026
Bottom line
Texas has real down payment help, but most programs are not only for single mothers. You may qualify because of your income, credit, county, city, first-time buyer status, veteran status, job, household size, or the home you choose.
Some help is a grant. Some is a forgivable second loan. Some is a silent second mortgage that may become due if you sell, refinance, rent out the home, or move too soon. Before you sign a contract, ask the lender to explain the interest rate, monthly payment, repayment rules, fees, and how long you must live in the home.
A good first step is a HUD housing counselor, followed by a lender that works with the program you want. For a wider look at rent, public housing, and homeownership help, use ASMOM’s Texas housing guide as a second starting point.
If you need housing help today
Buying a home will not fix an eviction, shutoff, unsafe home, or housing crisis right away. Contact 2-1-1 Texas and ask for rent, shelter, food, utility, and legal help near your ZIP code. You can dial 2-1-1 or call 877-541-7905.
ASMOM also has guides for Texas emergency help, Texas utility help, and Texas food help. Use those resources while you work on a safe homebuying plan.
Where to start in Texas
Start with your budget and a lender review, not a house showing. A preapproval can show what a lender may offer, but it does not prove that the payment is safe for your family.
1. Check your budget
Add the mortgage, property tax, home insurance, flood or wind coverage, HOA dues, child care, repairs, and savings. Keep room for emergencies.
2. Talk to a counselor
HUD says you can call 800-569-4287 to find an approved housing counseling agency. Ask for a homebuyer readiness review.
3. Find an approved lender
State and local programs often use approved lenders. Ask the lender which programs they can reserve and submit.
4. Check funds first
Local funds can pause or run out. Ask whether money is available before you pay an option fee, inspection, or appraisal.
Use the Texas help page for other state resources that may lower your monthly costs. You can also review the national housing assistance guide for more housing paths.
How down payment help works
The word “grant” can hide important rules. Ask what kind of help you are getting and request the written terms before closing.
| Type of help | What it means | What to ask |
|---|---|---|
| Grant | The program may not require normal repayment, but program rules still apply. | Is there any repayment event, higher rate, fee, or required time in the home? |
| Forgivable second loan | A second lien may be forgiven after you meet occupancy and time rules. | What happens if I sell, refinance, transfer the home, or move? |
| Deferred second loan | No monthly payment may be due now, but the balance can remain owed. | When does the full balance become due? |
| Low-down-payment mortgage | The main mortgage needs less cash at closing. | What are the mortgage insurance, fees, rate, and full monthly payment? |
| Mortgage tax credit | A certificate may reduce federal income tax for eligible buyers. | Is it available now, and should I speak with a tax professional? |
Ask for the full payment with taxes and insurance, not only principal and interest. A lower down payment can help you close, but it can also leave you with a larger loan and less savings for repairs.
Statewide Texas homebuyer programs
TDHCA homebuyer programs
The Texas Department of Housing and Community Affairs (TDHCA) offers 30-year mortgages with down payment and closing cost help through approved lenders. TDHCA program details list two main paths.
My First Texas Home is for first-time buyers, with some exceptions for qualified veterans and homes in targeted areas. My Choice Texas Home does not require first-time buyer status. Income limits, purchase price rules, rates, and assistance choices can change by loan type and area.
Where to apply: Choose a company on the current TDHCA lender list. TDHCA also requires approved homebuyer education, so check its education course rules before paying for a class.
Reality check: The assistance is tied to a mortgage. Ask the lender for the current rate notice and a second quote without assistance. The option with more help at closing may have a higher rate or payment.
TSAHC Home Sweet Texas and Homes for Texas Heroes
The Texas State Affordable Housing Corporation (TSAHC) offers fixed-rate mortgages and down payment assistance through approved lenders. Its TSAHC program page lists Home Sweet Texas for eligible low- and moderate-income buyers and Homes for Texas Heroes for certain educators, police and corrections officers, firefighters, EMS workers, and veterans.
TSAHC says its assistance may be a grant or a three-year deferred forgivable second lien. Its public pages list a 620 minimum credit score for many options, but loan type and lender rules can differ.
Where to apply: Start with the TSAHC eligibility quiz. An approved lender completes the mortgage and assistance application; buyers do not apply directly to TSAHC.
Reality check: A TSAHC grant and a forgivable second lien are not the same. Ask for a written side-by-side comparison of the rate, payment, cash needed, and repayment rules.
FHLB Dallas HELP
The Federal Home Loan Bank of Dallas offers the Homebuyer Equity Leverage Partnership (HELP) through member banks, credit unions, and other member institutions. The 2026 HELP page says eligible first-time buyers in Texas may receive up to $25,000 for down payment and closing costs.
For 2026, the program requires income at or below 80% of area median income, homebuyer counseling, at least $500 from the buyer, and a five-year retention agreement. FHLB Dallas does not give money directly to buyers.
Where to apply: Ask a participating FHLB Dallas member to sponsor the request. Funds are first-come, first-served. The official page showed funds remaining on June 30, 2026, and another offering scheduled for September 8, 2026.
Reality check: A member may have used its program cap even when the bank-wide page still shows funds. Confirm the member can submit your file before you set a closing date.
Texas city and county programs
Local programs may offer more help than statewide programs, but they have narrow location rules. A city mailing address does not always mean the home is inside city limits. Confirm the exact property before relying on the money.
| Area | Current help | Main rules to confirm |
|---|---|---|
| Houston | The Houston HAP page lists up to $50,000 based on need. | First-time buyer, income at or below 80% AMI, home pays City of Houston taxes, education, lender approval, and a five-year forgivable lien. |
| Dallas | The Dallas DHAP page lists need-based help up to $50,000, or up to $60,000 in high-opportunity areas. | At or below 80% AMI, home in Dallas, lender approval, contract, education, and funding. BCL of Texas has managed DHAP since May 1, 2026. |
| Austin | The Austin assistance page lists up to $40,000 for down payment, closing costs, and some prepaid costs. | First-time buyer, at or below 80% MFI, approved education and lender, home in Austin full-purpose limits, and sales price at or below $440,000. |
| Fort Worth | The Fort Worth HAP page lists up to $25,000. | First-time buyer, city limits, approved lender, education, buyer contribution, reserves, inspections, and a five- or ten-year occupancy period based on the award. |
| Harris County | The Harris County DAP lists a maximum award of $40,000. | First-time buyer, at least 580 credit score, income and debt limits, $1,000 contribution, education, approved location, price limits, and participating lender. |
| El Paso | The El Paso HFC page says Mi Casa is open and lists up to $20,000. | Home in El Paso city limits, income limits, education before closing, and first-time status outside target areas. Apply through a participating lender. |
If your area is not listed, check your city housing office, county community development office, and the ASMOM local help guide. A Community Action agency may also know about counseling, savings programs, or local housing partners.
Loan options that may pair with help
Down payment assistance does not replace the main mortgage. Ask a lender to compare at least two loan types when possible.
| Loan path | Possible benefit | Reality check |
|---|---|---|
| FHA loans | The minimum down payment can be as low as 3.5% for eligible buyers. | Mortgage insurance, property standards, credit, debt, and lender rules still apply. |
| USDA guaranteed loans | Eligible rural buyers may receive 100% financing through an approved lender. | The address and household income must qualify, and the loan has fees. |
| VA certificate request | Eligible veterans, service members, and some surviving spouses may use a VA-backed loan. | A Certificate of Eligibility does not guarantee approval; lender and property rules remain. |
| Fannie HomeReady | Eligible buyers may have a down payment as low as 3%. | Income, education, mortgage insurance, credit, and lender rules apply. |
| Freddie Home Possible | Eligible very-low- to moderate-income buyers may have a down payment as low as 3%. | Ask whether the lender can combine it with the assistance program you chose. |
Veterans and surviving spouses can also review ASMOM’s Texas veteran benefits guide before choosing a mortgage path.
Check the true monthly cost
Ask for official Loan Estimates from more than one lender and use the CFPB Loan Estimate tool to compare the rate, points, lender fees, mortgage insurance, cash to close, and five-year cost.
Texas property taxes and insurance can be a large part of the payment. Review the Texas insurance guide and ask for real quotes before your option period ends. Most home policies do not cover flooding, and some coastal homes need separate wind or hail coverage.
Also budget for repairs, moving, utilities, and child care. ASMOM’s Texas child care guide may help you check whether care costs can be lowered before you take on a mortgage.
Documents to gather
Each program has its own list. Use ASMOM’s documents checklist to build one folder, then ask the lender what else is needed.
| Document | Why it may be needed |
|---|---|
| Photo ID and residency papers | To verify identity and any program citizenship or eligible-status rule. |
| Recent pay stubs and benefit letters | To verify current household income. |
| W-2s, 1099s, and tax returns | To review past income, including self-employment. |
| Bank and asset statements | To verify savings, large deposits, reserves, and asset caps. |
| Debt statements | To calculate monthly debt and the safe loan amount. |
| Child support records | Needed only when support is counted or must be documented. |
| Homebuyer education certificate | Many assistance programs require an approved class. |
| Preapproval and purchase contract | Used for property, price, lender, and program review. |
If child support is part of your mortgage file, the ASMOM Texas child support guide explains where to find state services. Do not count income unless the lender tells you how it must be verified.
If you are denied, delayed, or ignored
Ask for the reason in writing. Common reasons include credit, debt, income, missing papers, property location, home price, inspection problems, no available funds, or using a lender that cannot submit the program.
Ask what can fix the problem and whether another loan or program is allowed. Do not pay a company that promises approval or tells you to hide debts, income, or household members. ASMOM’s denied help guide has steps for keeping records and asking for a clear answer.
If you believe a lender, seller, agent, appraiser, or program treated you unfairly because of race, color, national origin, religion, sex, disability, or family status, use the HUD complaint page. You can also review ASMOM’s Texas legal help guide for legal-aid paths. This article is general information, not legal advice.
Common mistakes to avoid
- Calling every program a grant. Read the note, lien, deed restriction, and repayment terms.
- Using the wrong lender. The lender may need approval from TDHCA, TSAHC, FHLB Dallas, or the local program.
- Signing before checking funds. Assistance review may take longer than your contract allows.
- Spending all your savings. You may need reserves, inspection money, moving costs, and repair funds.
- Ignoring taxes and insurance. Use current quotes, not a seller’s old payment.
- Skipping an inspection. Program inspections do not replace a buyer’s independent home inspection.
- Trusting social media claims. Check the official program page and lender before paying anyone.
The high-trust Texas homebuying warnings page also explains common risks in contracts, inspections, title work, and mortgage papers.
If buying is not safe yet
Waiting can protect your family. A safer plan may be to pay down debt, correct credit report errors, build emergency savings, lower child care costs, or find a more stable rental.
Use ASMOM’s Texas help programs for benefits and community resources that may free room in your budget. Keep saving while a counselor helps you set a realistic target for credit, debt, reserves, and monthly housing costs.
Phone scripts
Calling a housing counselor
Hello, I live in Texas and want to know whether buying a home is safe for my budget. Can you review my credit, debt, savings, monthly costs, and local down payment programs?
Calling a state-program lender
Hello, are you approved for TDHCA, TSAHC, or FHLB Dallas HELP? Please compare the rate, payment, cash to close, and repayment rules for each option I may qualify for.
Calling a city or county program
Hello, I am checking assistance before signing a home contract. Are funds available, is this address eligible, which lender must I use, and what time should my contract allow?
Asking about a second lien
Hello, is this help a grant, forgivable loan, or deferred loan? What will I owe if I sell, refinance, transfer the home, rent it out, or move before the required date?
Resumen en espanol
Texas tiene ayuda real para el pago inicial, pero la mayoria de los programas no son solo para madres solteras. La elegibilidad puede depender de sus ingresos, credito, ciudad, condado, trabajo, condicion de veterana y si ha sido dueña de una casa en los ultimos tres años.
Antes de firmar un contrato, hable con un consejero aprobado por HUD y un prestamista que conozca el programa. Pregunte si hay fondos, cuanto sera el pago mensual completo y si tendra que devolver la ayuda al vender, refinanciar o mudarse.
FAQ
Are there Texas homebuyer grants only for single mothers?
Most programs are not only for single mothers. Eligibility usually depends on income, credit, location, first-time buyer status, job, veteran status, household size, and the home.
What Texas program should I check first?
Check TDHCA and TSAHC, then your city or county program. A HUD-approved counselor can help you compare the choices before you sign a contract.
Can I combine two down payment programs?
Sometimes. The mortgage lender and every assistance program must allow it. Ask who submits each request and whether the liens, fees, and closing dates work together.
Do I have to be a first-time homebuyer?
Not always. Some programs define a first-time buyer as someone who has not owned a home in three years. TDHCA My Choice and some TSAHC options may allow repeat buyers.
Can low credit stop me from getting help?
Yes. The mortgage and assistance program may set credit, debt, income, and payment-history rules. A housing counselor can help you make a plan without promising approval.
Is a forgivable loan the same as a grant?
No. A forgivable loan is still a lien until its rules are met. You may owe money if you sell, refinance, transfer the home, or move too soon.
Last updated: July 14, 2026. Next review: October 14, 2026.
About this guide
This guide uses official federal, state, local, and other high-trust nonprofit and community sources mentioned in the article.
A Single Mother is independent and is not a government agency, benefits office, lender, law firm, medical provider, or tax advisor.
Program rules, funding, local availability, and eligibility can change. Always confirm details with the official program before you apply or make decisions.
Verification: Last verified July 14, 2026, next review October 14, 2026.
Corrections: If you see something wrong or outdated, email suggestions@asinglemother.org.
Disclaimer: This article is for general information only. It is not legal, financial, medical, tax, immigration, disability, safety, or government-agency advice.