Income limits for Texas DPA programs vary by program, county, and household size, but they are more generous than most people think.
For the San Antonio area, TSAHC limits typically range from $90,000 to $120,000+ for a household of 1-4 people, depending on the specific program and county. Some programs use 80% of area median income (lower limits), while others use 115% or higher. The most common mistake is assuming you earn too much to qualify -- many moderate-income households are eligible.
How DPA Income Limits Work
Each DPA program sets its own income limit based on HUD's area median income (AMI) calculations. The limit applies to all adult members of the household who will be on the mortgage or living in the home. It is based on gross income before taxes, not take-home pay.
Here is the general structure: HUD calculates the median income for each metropolitan area or county. DPA programs then set their limits as a percentage of that median. A program using 80% of AMI will have lower limits than one using 115% of AMI. The higher the percentage, the more households qualify.
Limits also increase with household size. A family of four can typically earn more than a single person and still qualify, because larger households have higher living costs.
TSAHC Income Limits for San Antonio / Bexar County
TSAHC (Texas State Affordable Housing Corporation) runs two main programs:
- Homes for Texas Heroes: typically up to $100,000 - $115,000 for a household of 4 in Bexar County. This program is designed for teachers, police, firefighters, veterans, and other public service professionals.
- TSAHC statewide program: similar or slightly higher limits, available to more buyers including first-time homebuyers and those buying in targeted areas.
Limits are updated annually. Always check current figures with your lender or at tsahc.org for the most up-to-date numbers based on your county and household size.
Other Program Limits
Beyond TSAHC, several other programs serve Texas buyers:
- My First Texas Home: income limits vary by county, typically $90,000 - $120,000. This program combines a below-market interest rate with down payment assistance and is open to first-time buyers and qualifying veterans.
- City of San Antonio programs: may have lower limits tied directly to HUD guidelines. These are often aimed at low- to moderate-income households and can be stacked with other assistance.
- HBA (Home Builders Association) programs: limits vary by participant builder and county. These are often tied to new construction purchases.
- TDHCA (Texas Department of Housing and Community Affairs): statewide limits set by county. These programs serve a broad range of Texas homebuyers.
What Counts as Income
Understanding what counts toward the income limit is important. DPA programs look at gross income from all adult household members who will be on the loan or living in the home:
What IS counted:
- Gross wages and salary (before taxes and deductions)
- Self-employment income
- Social Security and disability benefits
- Pension and retirement income
- Alimony and child support (if received)
- Military pay and allowances
- Bonuses, commissions, and overtime
What is NOT counted:
- One-time gifts (including gift funds used for the down payment)
- Future expected income (raises, job offers not yet started)
- Income from household members not on the loan (in most programs)
This distinction matters. If a non-borrowing spouse or adult child lives in the home but is not on the mortgage, their income may not count toward the limit -- check with your lender to see how each program handles this.
What If You Earn Over the Limit
If your household income exceeds the limit for a specific DPA program, you may not qualify for that particular program, but you still have options:
- Seller concessions: the seller can contribute up to 3-6% of the purchase price toward your closing costs, depending on your loan type. This reduces your out-of-pocket cash.
- Builder incentives: many new construction builders offer closing cost credits or rate buydowns that can replace the need for DPA.
- Lender credits: some lenders offer credits in exchange for a slightly higher interest rate, reducing your closing costs.
- Shop around: some DPA programs have higher income limits than others. You may qualify for one program even if you exceed the limits for another.
Just because one door closes does not mean you cannot buy a home. There are multiple ways to reduce your out-of-pocket costs even without DPA.
The Bottom Line
The single most important thing to know is this: DPA income limits in Texas are not as tight as most buyers think. A household earning $100,000 in San Antonio can often qualify for TSAHC programs. That is a solid middle-class income in this market. The programs are designed for working families who need help with the down payment, not just households below the poverty line.
Always check with a loan officer before assuming you earn too much. The limits change annually and vary by county and household size. A quick conversation can tell you exactly where you stand.