Down payment assistance in Texas.

You do not need to save a full down payment to buy a home in Texas. Here are the main paths our clients use. Disponible en español; solo pregunte.

0% down loan options

VA loans offer 0% down for eligible veterans and service members. USDA loans offer 0% down for eligible buyers in eligible rural and suburban areas.

A VA loan is a benefit earned through military service, and it is open to eligible veterans, active service members, and surviving spouses. A USDA loan is open to eligible buyers who are purchasing in an eligible rural or suburban area and who meet the program's income rules. Both loans still require credit and income to be reviewed, and both still charge normal closing costs. A loan officer checks your eligibility for each program in one short call.

SETH down payment assistance

SETH is the Southeast Texas Housing Finance Corporation. SETH offers down payment assistance to eligible Texas buyers.

SETH assistance can pair with several loan types, including FHA and conventional loans. The assistance can come as a grant or as a second loan, and the exact structure depends on the program you use. A loan officer explains the terms of any SETH option before you accept it.

TDHCA My First Texas Home

TDHCA is the Texas Department of Housing and Community Affairs. My First Texas Home is a TDHCA program built for eligible first-time buyers.

My First Texas Home pairs a home loan with down payment help. TDHCA runs other related programs too, and program rules can change. A loan officer confirms which TDHCA program, if any, fits your household and your target home.

Grants through our partners

Assistance comes in three shapes: a grant, a forgivable second loan, and a repayable second loan. Each works differently.

• A grant. Money toward your down payment or closing costs that you do not repay.
• A forgivable second loan. A second loan on your home that is forgiven over time, usually if you keep living in the home for a set number of years. Move or sell too soon, and part of it may come due.
• A repayable second loan. A real second loan with its own payment, or a balance due at a later date, such as when you sell or refinance.

What usually affects eligibility: your household income against the program's limit, whether you are a first-time buyer, a required homebuyer education course, your credit, rules about the property itself, and living in the home as your primary residence. Every program sets its own mix of these rules. A loan officer reviews your file against current programs through our partners and tells you exactly what applies to you.

Program names, terms, and availability change and are set by each program's administrator, not by Warens Financial Group.

How to start

A short conversation about your income, credit, and the home you have in mind, in English or Spanish.

Warens Financial Group is a Houston mortgage broker, so we check your file against VA, USDA, SETH, TDHCA, and partner grant programs in one call. Start below, or read more on our VA loans page.

Frequently asked questions

What are the 0% down loan options in Texas?

VA loans offer 0% down for eligible veterans, service members, and surviving spouses. USDA loans offer 0% down for eligible buyers in eligible rural and suburban areas. A loan officer can check your eligibility for both.

What is SETH down payment assistance?

SETH is the Southeast Texas Housing Finance Corporation. SETH offers down payment assistance to eligible Texas buyers. A loan officer can walk you through the SETH programs you may qualify for.

What is TDHCA My First Texas Home?

TDHCA is the Texas Department of Housing and Community Affairs. My First Texas Home is a TDHCA program that pairs a home loan with down payment help for eligible first-time buyers. TDHCA runs other related programs too.

What is the difference between a grant and a second loan?

A grant does not need to be repaid. A forgivable second loan is forgiven over time if you meet the program rules, often living in the home for a set number of years. A repayable second loan is a real loan, with its own payment or a payoff due later. Your loan officer explains which type fits an offer before you accept it.

Who qualifies for down payment assistance in Texas?

Eligibility rules vary by program. Common factors are your household income, whether you are a first-time buyer, a homebuyer education course, your credit, the property you are buying, and living in the home as your primary residence. A loan officer checks your full file against each program.

Can I use down payment assistance with an FHA or conventional loan?

Often, yes. Many Texas assistance programs pair with FHA and conventional loans. VA and USDA loans can also stand on their own at 0% down. Ask us which combination fits your file.

Disclaimer: This article is for general educational purposes only and is not financial or legal advice, a commitment to lend, or an offer of credit. VA and USDA 0% down financing is available only to eligible buyers; USDA loans require an eligible rural or suburban property location. Down payment assistance, grants, and second-loan programs are run by outside agencies and partners, have their own eligibility rules, and can change or end without notice. No rate, payment amount, or approval is guaranteed. Warens Financial Group, NMLS #2532048. Franklin Warens, Mortgage Broker, NMLS #1249423. Equal Housing Opportunity.