TDHCA vs. TSAHC: Which Texas DPA Program Fits You?
Texas is unusual: two statewide agencies both offer down payment assistance. TDHCA and TSAHC overlap a lot but differ on income limits, loan types, and a few rules. Here is how to tell which one fits your purchase.
Where they overlap
Start with what is the same, because it is most of it. Both TDHCA and TSAHC are statewide. Both provide 2% to 5% of the loan as a zero-percent deferred second mortgage. Both offer a forgivable option (forgiven after three years) alongside a repayable one, though TSAHC also offers a true grant. Both accept a 620 credit score and pair with FHA, VA, USDA, and conventional loans. For many buyers, either program works, and the choice comes down to the details below.
Where they differ
| TDHCA | TSAHC | |
|---|---|---|
| Programs | My First / My Choice Texas Home | Home Sweet Texas / Homes for Texas Heroes |
| Repeat buyers | Yes (My Choice) | Yes |
| DPA forms | Repayable or 3-yr forgivable second | Grant, or 3-yr forgivable second |
| Income limits | By county/MSA (bond limits) | Often higher, especially Heroes |
| Profession bonus | None | Homes for Texas Heroes (higher limits) |
| MCC | My Choice only (not the bond loan) | Available |
How to choose
A few rules of thumb. If you are a teacher, first responder, veteran, or nurse, start with TSAHC’s Homes for Texas Heroes, the higher income limits and grant option are hard to beat. If your income is a little above the TDHCA bond limit for your county, TSAHC may still fit because its limits often run higher. If you want the true grant (never repaid), that is TSAHC. If you want an MCC tax credit on a repeat purchase, My Choice Texas Home plus an MCC is a clean path. The honest answer is that we run your numbers through both and show you which comes out ahead.
Verified August 2026 against TDHCA and TSAHC. This is not a commitment to lend. Related: Repayable vs. forgivable · Homes for Texas Heroes.
Common questions
What is the difference between TDHCA and TSAHC down payment assistance?
Both are statewide Texas programs giving 2% to 5% assistance as a 0% deferred second. TDHCA runs My First / My Choice Texas Home; TSAHC runs Home Sweet Texas and Homes for Texas Heroes. TSAHC often has higher income limits and offers a true grant, plus a profession-based Heroes track. You use whichever you qualify for.
Can I combine TDHCA and TSAHC assistance?
No. You do not stack the two programs. You use the one you qualify for that gives the better fit. A lender checks you against both TDHCA and TSAHC and recommends the stronger option for your situation.
Which Texas program is best for teachers and first responders?
TSAHC's Homes for Texas Heroes is usually the best fit. It covers teachers, police, firefighters, EMS, corrections officers, veterans, and nurses, with higher income limits than the general programs and a choice of a grant or a forgivable second.
Not sure which Texas program? Ask Mike
Tell us your county, credit range, and price target, and we’ll map your Texas path in a no-pressure 20-minute call. No obligation.