Can a Single Parent Buy a Home in Texas with DPA?

Can a Single Parent Buy a Home in Texas with DPA?

Buying a home as a single parent can feel overwhelming. You are managing a household on one income, balancing childcare, and trying to save for the future all at once. The idea of coming up with a down payment on top of everything else might seem impossible.

But here is the good news: Texas has some of the strongest down payment assistance programs in the country, and they are specifically designed to help people in exactly your situation. As a single-income household, you may actually have an easier time qualifying for DPA than you think.

Let's walk through how DPA works for single parents, which programs are the best fit, and practical tips for navigating the home buying process on your own.

Why DPA Is a Game-Changer for Single Parents

The biggest barrier to homeownership for most single parents is the upfront cost. Between the down payment, closing costs, and moving expenses, buying a home can require $10,000 to $20,000 or more in cash before you even make your first mortgage payment.

Down payment assistance programs eliminate or drastically reduce this barrier. Texas programs like TSAHC and TDHCA's My First Texas Home offer up to 5% of the loan amount as a grant or forgivable loan. On a $250,000 home, that could mean $12,500 toward your down payment and closing costs, money you never have to repay.

For a single parent stretching every dollar, this kind of assistance can be the difference between renting indefinitely and building equity in a home of your own.

How Income Limits Work in Your Favor

One of the most important things to understand about DPA programs is that income limits are based on total household income. As a single-income household, you are far more likely to fall within the qualifying range than a dual-income family.

For example, a single parent earning $65,000 per year would comfortably qualify for most Texas DPA programs, even in major metro areas where the income limits may reach $90,000 to $115,000 depending on household size and county.

What Counts as Household Income?

DPA programs consider the income of all adults on the loan application. As a single parent, this typically means only your income counts. Key points to understand:

• Your children's income (if they are minors) does not count
• Child support received may or may not be counted as qualifying income depending on the loan type and DPA program
• Government assistance like SNAP or housing vouchers is generally not counted as income for DPA qualification
• Part-time or side income may be included if it has a two-year history

To get a clearer picture of how income limits apply to your specific county, check out our guide on Texas DPA income limits by county.

Which DPA Programs Work Best for Single Parents?

Not all DPA programs are created equal, and some are better suited for single-parent households than others. Here are our top recommendations:

TSAHC Home Sweet Texas (Best Overall)

The TSAHC Home Sweet Texas program is our top pick for single parents because:

• It offers a grant option that never needs to be repaid
• It works with FHA, VA, and conventional loans
• Income limits are generous, especially for smaller households
• There is no first-time buyer requirement (if you previously owned a home with a partner, you can still qualify)

TDHCA My First Texas Home (Best for First-Time Buyers)

If you have never owned a home, TDHCA's program is another excellent option:

• Up to 5% DPA as a deferred, forgivable second lien
• Competitive fixed interest rates on the primary mortgage
• Available statewide
• Pairs well with FHA loans for buyers with credit scores starting at 620

TSAHC Homes for Texas Heroes (For Qualifying Professions)

If you work as a teacher, nurse, first responder, or in another qualifying profession, the Heroes program offers the same DPA benefits with the added advantage of no first-time buyer requirement regardless of your loan type.

Budgeting Tips for Single-Parent Home Buyers

Buying a home on a single income requires careful financial planning. Here are practical tips to set yourself up for success:

Know Your True Monthly Budget

Before you start looking at homes, calculate your realistic monthly budget:

• Housing costs (mortgage, insurance, property taxes, HOA if applicable) should ideally stay below 35% of your gross monthly income
• Factor in childcare costs since these are often the second-largest expense for single parents
• Include a maintenance reserve of at least $100 to $200 per month for home repairs
• Keep an emergency fund of at least three months of expenses in savings after closing

Use Child Support or Alimony as Qualifying Income

If you receive consistent child support or alimony, it may be used as qualifying income on your mortgage application. To use this income, you typically need:

• A court order or separation agreement documenting the payments
• Proof of consistent receipt for the past 6 to 12 months (bank statements or deposit records)
• Evidence the payments will continue for at least three years from the date of the mortgage application

This additional income can significantly increase your purchasing power.

Start with Pre-Approval

Getting pre-approved before you start house hunting gives you two advantages: you know exactly what you can afford, and sellers take your offers more seriously. Pre-approval also locks in your eligibility for DPA programs, so there are no surprises during the process.

Managing the Home Buying Process with Kids

Let's be honest: the home buying process involves a lot of appointments, paperwork, and decisions. As a single parent, you need to plan around your children's needs.

Practical Tips

• Schedule house tours during school hours or arrange childcare in advance. Touring homes with young children in tow can make it harder to evaluate properties carefully.
• Keep your documents organized in a single folder (physical or digital). Your lender will request pay stubs, tax returns, bank statements, and other paperwork. Having everything in one place saves time.
• Communicate timelines with your lender. Let us know your schedule constraints upfront. We can often adjust timelines and meeting schedules to accommodate parents with limited flexibility.
• Use online tools whenever possible. Many parts of the mortgage process, including homebuyer education courses required by DPA programs, can be completed online from home after the kids are in bed.

The Emotional Side

Buying a home is an emotional process for anyone, and it can feel especially significant as a single parent. You are creating stability and building wealth for your family. It is okay to feel the weight of that responsibility. What matters is that you have the right team supporting you through the process.

What About Renting vs. Buying?

Many single parents wonder whether they should continue renting or make the leap to homeownership. Here are a few factors to consider:

• Monthly costs: With DPA covering your down payment, your monthly mortgage payment may be comparable to or even lower than rent in many Texas cities
• Stability: Owning your home means no landlord can raise your rent or choose not to renew your lease
• Tax benefits: Homeowners may deduct mortgage interest and property taxes, reducing your tax burden
• Equity building: Every mortgage payment builds equity in an asset you own, unlike rent payments that build equity for your landlord

For many single parents, homeownership is not just a financial decision. It is a step toward long-term security for your family.

Ready to Get Started?

Being a single parent does not mean homeownership is out of reach. With Texas DPA programs covering your down payment and closing costs, you may be closer to owning a home than you realize. Take our eligibility quiz to see which programs fit your situation, or give us a call to talk through your options one-on-one.

• Tanner Cook - 480-420-4918
• Zac Cook - 480-406-2016

The Cook Brothers Mortgage Team at Cornerstone First Mortgage is here to guide you through every step of the process.

Tanner Cook is a licensed mortgage loan originator (NMLS #2090424). This content is for informational purposes only and does not constitute financial advice. Loan approval is subject to credit and property qualification. Equal Housing Lender.