San Antonio · Bexar County
🌱 Loan Programs Guide
Every home loan option available to San Antonio buyers.
Zero down, low down, and specialty programs.
Zero Down Options
| Program | Who It's For | Key Notes |
|---|
| VA Loan 0% Down | Veterans, active military, Guard/Reserve, surviving spouses | No PMI · lifetime benefit · assumable · seller pays up to 4% closing costs |
| USDA Guaranteed 0% Down | Buyers in eligible suburban/rural areas | Income limits apply · check USDA eligibility map · many SA suburbs qualify |
| USDA Direct 0% Down | Very low-income buyers | USDA funds directly · 5.00% fixed rate |
Low Down Payment Options
| Program | Down Payment | Key Notes |
|---|
| FHA | 3.5% (580+ credit) | MIP required · accepts disability/retirement income · gift funds ok |
| Conventional 97 | 3% | Strong credit (740+) · no MIP at 20%+ equity · lower long-term cost |
| TSAHC Grant | 0–3% grant | Does NOT need to be repaid · income-eligible TX buyers · tsahc.org |
| SETH GoldStar DPA | Up to 6% + closing costs | No income cap in Bexar County · sethfc.com |
| City of SA HAP Up to $30K | Up to $30,000 | Income-eligible SA buyers · sanantonio.gov/nhsd |
Specialty Programs
| Program | What It Does |
|---|
| VA One Time Close Construction | Buy land + build in one loan. No payments during construction. Must use VA-approved builder. |
| VA Renovation Loan | Buy + repair in one loan. Up to $50–75K repairs. Must complete in 120 days. |
| VA IRRRL | Streamline refi for existing VA buyers. No appraisal, no credit check. Roll closing costs in. |
| VA Assumable | Anyone can assume a VA loan and lock in the seller's rate. Huge value when seller has a low rate. |
| Owner Finance | Seller carries the note. Good for buyers who cannot qualify conventional. Flexible terms. |
Income Types That Qualify
| Income Type | Programs That Accept It |
|---|
| W-2 employment | All programs |
| Self-employment (2yr tax returns) | All programs |
| Military retirement | VA · FHA · Conventional |
| Social Security / Disability | FHA · VA · Conventional |
| BAH (housing allowance) | VA — grossed up 25% by lenders |
| Rental income | Conventional · VA (75% of gross) |
| Pension / Retirement | All programs |
Chris Drawdy · That Gardening Realtor · eXp Realty
chris@getrealtytx.com · GetRealtyTX.com