2026 TSAHC Income Limits by Houston-Area County
These are the borrower income limits effective June 13, 2026, for the two Texas State Affordable Housing Corporation programs. They test the income of the people on the loan, not the whole household, and they were raised in 2026, so buyers who missed the cutoff in prior years may now qualify.
| County | Home Sweet Texas | Homes for Texas Heroes |
|---|
| Harris | $156,000 | $176,800 |
| Fort Bend | $156,000 | $176,800 |
| Montgomery | $156,000 | $176,800 |
| Galveston | $156,000 | $176,800 |
| Brazoria | $189,000 | $214,200 |
| Most other Texas counties | $152,250 | $172,550 |
How the Assistance Works
Qualified buyers get up to 5% of the loan amount toward down payment and closing costs, structured either as a grant that is never repaid or as a second lien forgiven after three years in the home. It pairs with FHA, VA, USDA, and conventional first mortgages, the minimum credit score is 620 for government loans (640 conventional), and the standard assistance program has no purchase price cap, only the income test. Repeat buyers qualify, not just first-timers. The full program breakdown, including the grant-versus-forgivable decision and how hero pricing compares, is on our TSAHC loans in Texas page. Once you know you qualify, see what price range your income supports with the affordability calculator, run your full payment on the Houston mortgage calculator or go straight to a personalized quote.
Down Payment Assistance Questions
What are the TSAHC income limits for 2026 in Harris County?
For Harris County (and Fort Bend, Galveston, and Montgomery counties), the 2026 TSAHC borrower income limit is $156,000 for the Home Sweet Texas program and $176,800 for Homes for Texas Heroes, effective June 13, 2026. Brazoria County is higher: $189,000 and $214,200. These are borrower income limits, not household limits, and they were raised in 2026, so many buyers who missed the cutoff before now qualify.
Do I have to be a first-time buyer to get Texas down payment assistance?
No. TSAHC's down payment assistance programs are open to repeat buyers as well as first-timers. The separate Mortgage Credit Certificate (MCC) tax credit does carry a first-time buyer requirement in most areas and has its own lower income limits, but the down payment assistance itself does not.
How much down payment assistance can I get in Texas?
Up to 5% of your loan amount through TSAHC, taken either as a grant that is never repaid or as a second lien forgiven after three years in the home. On a $300,000 loan that is up to $15,000 toward your down payment and closing costs. The percentage options and rate tradeoffs vary, which is where a broker comparison earns its keep.
Who counts as a hero for Homes for Texas Heroes?
Teachers and teacher aides (pre-K through 12), school librarians, school counselors, school nurses, police and peace officers, firefighters (paid or volunteer), EMS personnel, corrections officers, county jailers, veterans, and nursing faculty and allied health faculty. Heroes get a higher income limit ($176,800 in Harris County for 2026) and often slightly better pricing than the standard program.
What credit score do I need for down payment assistance in Texas?
TSAHC's minimum is 620 for government loans (FHA, VA, USDA) and 640 for conventional. If you are below 620 today, the path is a short credit plan first; many buyers cross the line within a few months by paying down card balances and disputing errors.
Is there a purchase price limit for TSAHC down payment assistance?
The standard DPA-only program has no purchase price cap; only the income test applies. Purchase price limits (about $566,000 in non-targeted areas for 2026) apply only to the bond and Mortgage Credit Certificate variants. So TSAHC assistance can work on a $500,000+ Houston home if your income fits the limit.
Do I earn too much for down payment assistance?
Probably not, and this is the most common wrong assumption. The 2026 Harris County limit is $156,000 of borrower income ($176,800 for hero occupations), which covers the large majority of Houston households. A dual-income household can qualify when only one spouse is on the loan, since the limit tests borrower income. If you are over the limit, low down payment programs without assistance still start at 3% down.
Is the down payment assistance a loan I have to repay?
You choose the structure: a grant version that is never repaid, or a deferred forgivable second lien that is forgiven after three years in the home. The grant version typically prices slightly differently than the forgivable second, so the right pick depends on how long you plan to stay and the rate stack on the day you lock.