Your down payment might already be covered.
Grants, forgivable second mortgages, and zero-down programs can cover part — or all — of your down payment. Here is what actually exists in 2026, how each program works, and how to know if you qualify.
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How down payment assistance works.
We find your first mortgage
DPA always rides on top of a first loan — FHA, Conventional, VA, or USDA. We start by identifying which first mortgage you qualify for, because that determines which DPA programs are available to you.
We match you to DPA programs
Based on your income, target neighborhood, and first mortgage type, we check every federal, state, and local program you might qualify for — grants, forgivable seconds, and deferred-payment options.
You close with less out of pocket
The DPA funds are applied at closing alongside your first mortgage. Depending on the program, you may walk into your home with little to no down payment out of your own savings.
Four ways down payment assistance is structured.
Every DPA program falls into one of these categories. The structure determines whether you repay, when, and how much.
Grants
Free money toward your down payment that never has to be repaid. No lien, no monthly payment, no strings attached beyond living in the home for a set period.
- Typically 2–5% of the purchase price
- No repayment, no lien on the property
- Combined with FHA, Conventional, or VA
- Homebuyer education course required
- Income limits based on area median income
Federal programs that reduce or eliminate your down payment.
These are not traditional DPA grants, but federal loan programs and policies that let you buy with little or nothing down — or let someone else gift the entire amount.
FHA Gift Funds
FHA allows the entire 3.5% down payment to come from a family member, employer, close friend, or charitable organization as a gift. No repayment required. The gift must be documented with a gift letter and paper trail.
VA Zero-Down Loans
Eligible veterans, active-duty service members, and surviving spouses can buy with 0% down and no PMI. The VA funding fee can be financed into the loan. No DPA needed when there is no down payment.
USDA Zero-Down Loans
USDA Rural Development loans offer 100% financing in eligible areas — many Houston suburbs, Dallas exurbs, and parts of Florida qualify. Low mortgage insurance, no down payment required.
Fannie Mae HomeReady
3% down with the entire amount allowed to come from gift funds, grants, or DPA. Flexible income sources including boarder income. Available for low-to-moderate income buyers in designated areas.
Freddie Mac Home Possible
3% down with gift funds, grants, or sweat equity accepted as the down payment. Available for low-to-moderate income buyers. Lower mortgage insurance than standard conventional.
Good Neighbor Next Door (HUD)
Teachers (Pre-K–12), firefighters, EMTs, and police officers can buy a HUD-owned home at 50% off the list price in designated revitalization areas. Only $100 down payment required.
Texas statewide DPA programs.
Administered by the Texas Department of Housing and Community Affairs (TDHCA) and the Texas Veterans Land Board. Available statewide through approved lenders like us.
TDHCA My First Texas Home
Up to 5% of the loan amount as a DPA grant or forgivable second lien for first-time home buyers. Combined with a 30-year fixed FHA or Conventional first mortgage. Income limits vary by county.
TDHCA My Choice Texas Home
Same DPA benefits as My First Texas Home, but for repeat buyers who have owned a home before. Proves DPA is not only for first-timers. Available with FHA or Conventional first mortgages.
Texas Veterans Land Board (VLB)
Below-market interest rates on VA and conventional loans for Texas veterans. The VLB also offers land and home-improvement loans with low down payments. Must have a DD-214 and be a Texas resident.
Houston-area DPA programs (2026).
Local city and county programs for buyers in Greater Houston. Each has its own income limits, purchase-price caps, and service-area boundaries. We verify current funding availability before you apply.
City of Houston HAP
Homebuyer Assistance Program offering up to $30,000 as a forgivable second lien (forgiven over 5–10 years) for first-time buyers. Income limits apply. Must complete homebuyer education. Funds are released in cycles.
Harris County DPA
Up to $25,000 in down payment and closing-cost assistance for buyers purchasing in unincorporated Harris County. Forgivable second mortgage. Income and purchase-price limits apply.
City of Pearland HAP
Up to $15,000 in forgivable assistance for first-time buyers purchasing within Pearland city limits. Combined with FHA or Conventional first mortgages. Homebuyer education required.
Fort Bend County DPA
Down payment and closing-cost assistance for eligible buyers in Fort Bend County. Programs vary by city (Sugar Land, Missouri City, Richmond, Rosenberg). We check which city program fits your purchase.
City of Pasadena HAP
Forgivable second-lien assistance for first-time buyers in Pasadena. Income limits and purchase-price caps apply. Combined with eligible first mortgages.
City of Sugar Land
Local assistance programs for buyers within Sugar Land city limits. Availability and amounts change annually based on city budget allocations. We confirm current program status before applying.
DPA programs in Dallas and Florida.
As a reference — we are building dedicated pages for each of these markets with localized program details. Here is what is available in 2026.
Dallas
City of Dallas HAP
Up to $40,000+ in forgivable assistance for first-time buyers within Dallas city limits. One of the most generous city programs in Texas.
Dallas County HAP
Down payment and closing-cost assistance for buyers in unincorporated Dallas County and participating cities.
City of Fort Worth HAP
Forgivable second-lien programs for first-time buyers in Fort Worth. Income and purchase-price limits apply.
City of Plano First Time Homebuyer
Up to $10,000 in forgivable assistance for first-time buyers purchasing in Plano.
Florida
Florida Hometown Heroes
Up to $35,000 in down payment and closing-cost assistance for eligible community workers — teachers, healthcare professionals, first responders, military, and more. Forgivable over time.
Florida Bond Programs (FHFC)
Florida Housing Finance Corporation offers mortgage revenue bond programs with DPA grants (typically 3–5% of loan amount) for low-to-moderate income buyers statewide.
SHIP (State Housing Initiatives Partnership)
County-level DPA programs funded through the SHIP program. Each Florida county sets its own income limits, amounts, and terms. Miami-Dade, Orange, and Hillsborough all have active programs.
City of Miami DPA
Local assistance for buyers within Miami city limits. Forgivable second liens with income and purchase-price limits.
City of Orlando DPA
Down payment assistance for first-time buyers in Orlando. Combined with FHA or Conventional first mortgages.
City of Tampa DPA
Forgivable assistance programs for buyers in Tampa. Availability and amounts updated annually.
What most DPA programs ask for.
The engineer who became your mortgage advisor.
Liuver Duran spent 20+ years as a software engineer before pivoting to mortgages. He brings a systems-thinking mindset to an industry that rarely sees it, building real tools that make the process transparent, fast, and stress-free.
- NMLS #2579601 — Licensed in TX & FL
- Bilingual guidance, in English or Spanish
- Founder of Elit3 Estate (2025) — the elite community for Hispanic realtors
- Founder of NeverLost CRM (2026) — the CRM built for realtors & loan officers
- Leader of The Trusty Lender team (founded 2025)
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Down Payment Assistance FAQ
Real questions about grants, forgivable seconds, and how DPA stacks with your loan
Program details, funding availability, and amounts change frequently. The information above reflects programs available in 2026 but is not a commitment to lend or a guarantee of assistance. We verify current program status and your eligibility before you apply.
Find out which DPA programs you qualify for.
We check every federal, state, and local program available in your area — then tell you exactly how much assistance you can get and what it costs you at closing.