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The City of San Antonio's Homeownership Incentive Program (HIP) can lend buyers up to $15,000 (HIP 120) or up to $30,000 (HIP 80) at 0% interest with no monthly payments, toward the down payment and some closing costs, on a home inside San Antonio city limits.
HIP can be paired with an FHA, VA, or conventional first mortgage. Which one you choose changes your down payment, mortgage insurance, and monthly payment, so it's worth comparing both before you pick a house.
★ San Antonio, Texas| HIP 120 | HIP 80 | |
|---|---|---|
| Assistance | $1,000 to $15,000 | $1,000 to $30,000 |
| Terms | 0% interest, no monthly payments. 75% forgiven over 10 years; 25% is a 0% loan due when you sell, transfer, or cash-out refinance. | 0% interest, no monthly payments. Up to $15,000 forgiven over 5 years; $15,001–$30,000 forgiven over 10 years. |
| Household income limit (4 people) | $120,700 (2025 limits) | $80,500 (2026 limits) |
| Income limit (1 person) | $84,500 | $56,350 |
| Max price: existing home | $301,700 | $260,000 |
| Max price: new construction | $332,800 | $284,000 |
Figures from the City of San Antonio's HIP page as of September 2026. The City updates income and price limits periodically, so confirm current numbers before you make an offer.
The City's HIP 120 procedural guide lists FHA, VA, and conventional first mortgages as eligible. HIP covers part of the down payment and closing costs either way, but the first mortgage you pair it with still drives your rate, mortgage insurance, and payment.
HIP 120 is approved in separate FHA and conventional versions at the wholesale lenders I work with, so I can price your purchase both ways and show you the difference.
FHA requires 3.5% down, and HIP can help cover it. FHA is often more flexible with credit scores and debt ratios.
The trade-off is FHA mortgage insurance: an upfront premium plus a monthly premium that usually lasts for the life of the loan.
Conventional loans can start at 3% down for eligible buyers, and monthly mortgage insurance can be removed once you build enough equity.
Conventional usually works best with stronger credit. With a good score, the total monthly cost is often lower than FHA.
Eligible veterans and service members can use VA financing, which may not require a down payment. HIP can help with eligible closing costs.
It depends on your credit, debts, and price range. I run both side by side with your HIP amount so you can see the real cash to close and monthly payment.
Funds are processed first come, first served, and City programs can pause when funding runs low. Start early and have your lender confirm availability.
Down payment help as a grant or as a deferred, forgivable second lien, with a 620 minimum credit score. Available anywhere in Texas, including homes outside city limits.
Up to 5% of the loan amount as a 0% deferred second loan, repaid when you sell or refinance.
Up to $12,000 for down payment and closing costs as a deferred second lien. For first-time buyers in Bexar County and surrounding counties, with a 580 minimum credit score, income limits, homebuyer education, and a participating lender.
Many Bexar County suburbs sit outside San Antonio city limits, so HIP won't apply there. NHSSA and the state programs often still will.
Some state options come with a slightly higher rate. I'll compare HIP, state programs, and no-assistance pricing so you can see which costs less over time.
Compare HIP, TSAHC, and TDHCA in detail in our TSAHC vs TDHCA guide.
Between $1,000 and $15,000, as a 0% loan with no monthly payments. 75% is forgiven over 10 years.
Yes. The City's guide lists FHA, VA, and conventional first mortgages as eligible.
Check with your lender for the current HIP rules. Income, price, and city-limits requirements apply either way.
After your lender submits a complete file, the City has said it processes files first come, first served, typically within 7–10 business days.
I'll check whether your target home is inside city limits and under the price cap, then compare HIP with FHA and conventional side by side.