You don't need a one-size-fits-all down payment. You need someone who runs your actual numbers.
I walk you through the entire process from pre-approval to keys, with programs, cash to close, and next steps explained in plain English.
A first-time buyer in Texas is not limited to one mortgage program. FHA, VA, USDA, and conventional financing can each fit different files. Separately administered TSAHC and TDHCA assistance may be researched when relevant, but the loan structure, cash to close, total cost, property, and current program rules still have to work together.
First-time home buyer overview (Texas)
You've heard a dozen conflicting things from people who never actually ran your numbers. You need a giant down payment. You can't afford Austin. Your credit isn't good enough. Your student loans are too high.
Those claims are incomplete until the actual loan program, credit history, documented income, monthly debts, funds, property, and expected costs are reviewed together.
I review those facts and give you a grounded standard-mortgage plan: what looks realistic, what cash you may need at closing, and what should be documented before you shop. Then I stay with the mortgage file from the initial review through closing.
State assistance is a separate, informational topic here. TSAHC and TDHCA set their own participating-lender, income, purchase-price, property, funding, repayment, education, and current-document requirements. Their current program materials and an approved participating lender control availability.
What I Look For
How I Handle This
Pre-approval first. You know what you can afford before you start shopping. Then when you find a property, I handle the loan start to finish. One person. You call me with questions.
I also explain closing costs in plain English. Every line item. What you're paying, who it goes to, and whether it can be reduced. Nobody should be surprised at the closing table. See the $350,000 purchase scenario for a concrete example of 3% down with an $8,000 seller credit. The mortgage document checklist helps organize the first review. Condo buyers should also understand Austin condo project review, and buyers already under contract can review lender-switch timing. Programs worth knowing: FHA, HomeReady, and Home Possible.
Questions I Get
Do I really need a large down payment to buy a house in Texas?
No. Some mortgage programs allow lower upfront cash than many buyers assume. Gift funds may also be permitted, and separately administered assistance programs may be available when their current requirements are met. The options and required cash should be compared from the documented file rather than reduced to one number.
Pre-qualification vs pre-approval?
The labels can vary by lender. In my process, the online request starts a preliminary discussion, not a pre-qualification. Actual pre-qualification requires credit and document review; pre-approval involves a more complete review of income, assets, debts, and the proposed transaction. Neither is a commitment to lend, and final approval still depends on the complete file, property, underwriting, and lender conditions.
How much should I save for closing costs in Texas as a buyer?
I give you an itemized estimate early, including lender charges, title and escrow items, prepaid taxes and insurance, and reserves when applicable. Your cash-to-close plan should include closing costs alongside the down payment.
My credit isn't great. Can I still buy?
Maybe. Different programs have different credit guidelines, and some are more flexible than buyers expect. I review the full file before telling you which path is realistic.
How long does the whole thing take?
Pre-approval can move quickly once your documents are in. Once you're under contract, the timeline depends on the property, appraisal, title work, underwriting, and how cleanly the file is documented.
What first-time home buyer programs are available in Texas?
A Texas first-time buyer may qualify through FHA, VA, USDA, or conventional financing without using an assistance program. Separately, TSAHC administers Home Sweet Texas and Homes for Texas Heroes, while TDHCA administers My First Texas Home. Each loan and assistance program has its own eligibility, pairing, property, funding, and participating-lender rules.
How does down payment assistance work in Texas?
Down payment assistance in Texas is commonly structured as a grant or subordinate lien used toward allowable down payment or closing costs. Each program sets its own income, purchase-price, property, location, occupancy, funding, repayment, and participating-lender rules, so the current program documents control.
What is a Mortgage Credit Certificate (MCC) in Texas?
A Mortgage Credit Certificate, or MCC, may allow an eligible Texas buyer to claim part of qualifying mortgage interest as a federal tax credit, subject to current program and federal tax rules. It is separate from the mortgage. A participating lender must verify transaction eligibility, and a tax professional should address the buyer's personal tax treatment.
Do I have to be a first-time buyer to use TSAHC or My First Texas Home?
Not for every TSAHC option. Some repeat buyers may qualify for a Home Sweet Texas home loan with down-payment assistance under TSAHC's current program details. Mortgage Credit Certificates have separate eligibility requirements. TDHCA's 2026 My First Texas Home matrix generally requires first-time-buyer status, with stated veteran and targeted-area exceptions. The administrator's current documents and an approved participating lender must confirm eligibility.
Can I use down payment assistance in Austin?
Texas programs administered by TSAHC and TDHCA may be available for eligible Austin-area purchases. Income, purchase-price, property, location, loan, funding, and participating-lender rules vary, so availability must be confirmed under the current program documents.
What is a first-time home buyer?
For many loan and assistance programs, a first-time home buyer is someone who has not owned a primary residence in the past three years, not only someone buying a first home ever. Definitions and exceptions vary, so the current loan and assistance-program documents control.
How do you qualify as a first-time home buyer in Texas?
Qualification can depend on the applicable ownership-history definition, program income and purchase-price limits, property and location rules, funding, homebuyer education, and the credit and debt requirements of the mortgage paired with the assistance. A participating lender must verify both the assistance-program rules and the underlying mortgage before a buyer relies on funding.
Primary sources for assistance and closing documents
These administrator and federal sources control the program details summarized above. Assistance availability, rates, funds, limits, and participating-lender rules can change.
TSAHC: current Home Sweet Texas and Homes for Texas Heroes information
TDHCA: 2026 My First Texas Home program matrix
IRS Publication 530: Mortgage Interest Credit and qualified MCC treatment
Ready to talk through your options?
Send me your scenario to start the conversation. No credit pull to send a request. I'll review your credit and documents with you before determining what you qualify for.