Texas DPA for Teachers, Nurses, and First Responders

Texas DPA for Teachers, Nurses, and First Responders

Texas has a special way of saying thank you to the people who keep our communities safe, healthy, and educated. Through the Homes for Texas Heroes program, the state offers down payment assistance specifically designed for teachers, nurses, first responders, and other essential professionals.

If you serve your community through one of these professions, you may qualify for thousands of dollars in grant money toward your home purchase. Here is everything you need to know about the program, who qualifies, and how to apply.

What Is the Homes for Texas Heroes Program?

The Homes for Texas Heroes program is administered by the Texas State Affordable Housing Corporation (TSAHC) and provides down payment and closing cost assistance to eligible professionals working in community service roles across Texas.

The program offers up to 5% of the total loan amount as a grant or a deferred forgivable second lien, depending on which option you select. The grant option never has to be repaid. The forgivable second lien option may offer a slightly lower interest rate on your primary mortgage.

Key Program Benefits

• Up to 5% of the loan amount in DPA
• Grant option available that requires no repayment
• Works with FHA, VA, USDA, and conventional loans (learn more about loan type pairings)
• No first-time buyer requirement for the Heroes program
• 30-year fixed-rate mortgage with competitive interest rates
• Statewide availability for properties anywhere in Texas

One of the most significant advantages of the Heroes program is that you do not need to be a first-time home buyer. Many DPA programs restrict eligibility to people who have not owned a home in the past three years. The Heroes program waives this requirement for qualifying professionals, making it accessible to repeat buyers as well.

Who Qualifies as a Texas Hero?

The Homes for Texas Heroes program covers a broad range of professions. Eligibility is based on your current employment in one of the following categories:

Teachers and Educators

• Public school teachers (pre-K through 12th grade)
• Teachers at Texas colleges and universities
• School counselors
• Teacher aides and support staff employed by a school district or open-enrollment charter school
• Retired teachers who receive Teacher Retirement System (TRS) benefits
• Full-time faculty and staff at Texas public institutions of higher education

Nurses and Healthcare Professionals

• Registered Nurses (RN)
• Licensed Vocational Nurses (LVN)
• Nurse practitioners
• Clinical nursing specialists
• Nurses employed by hospitals, clinics, schools, home health agencies, or nursing facilities in Texas

Firefighters and EMS

• Full-time paid firefighters employed by a Texas municipality or county
• Emergency Medical Technicians (EMTs) employed by a Texas municipality or county
• Paramedics employed by a Texas municipality or county
• Volunteer firefighters who meet specific TSAHC requirements

Law Enforcement and Corrections

• Police officers employed by a Texas municipality
• Sheriff's deputies employed by a Texas county
• Correctional officers employed by the Texas Department of Criminal Justice (TDCJ)
• County jailers employed by a Texas county

Veterans

• Veterans as defined by the Texas Veterans Commission
• Note: Veterans may also pair this program with a VA loan for maximum benefits

If you are unsure whether your specific role qualifies, our team can review your employment details and confirm your eligibility.

Income and Purchase Price Limits

Like all TSAHC programs, the Heroes program has income and purchase price limits that vary based on your household size and the county where you are buying.

Income Limits

Income limits are based on the Area Median Family Income (AMFI) for your county. For the Heroes program, the general guideline is:

• Up to 80% AMFI for targeted areas or the grant option with certain loan types
• Up to 115% AMFI for most buyers in non-targeted areas

For a family of three in Harris County, for example, the income limit may be around $97,000 to $100,000 depending on the program year. Limits are updated annually, so it is important to check current figures when you apply. You can learn more about how income limits work in our county-by-county income limits guide.

Purchase Price Limits

The maximum purchase price typically ranges from $350,000 to $500,000 depending on the county and whether the property is in a targeted area. Many metro areas in Texas have purchase price limits that accommodate the local housing market.

How to Apply for the Heroes Program

The application process for Homes for Texas Heroes is straightforward, but it does require working with an approved lender. Here are the steps:

Step 1: Confirm Your Eligibility

Verify that your profession qualifies and that your household income falls within the limits for your county. Take our eligibility quiz for a quick preliminary check.

Step 2: Gather Your Documents

You will need the following:

• Proof of employment in a qualifying profession (pay stubs, employment verification letter)
• Photo ID and Social Security number
• Income documentation (W-2s, tax returns, recent pay stubs)
• Bank statements from the last two months
• Credit authorization for your lender to pull your credit report

Step 3: Get Pre-Approved with an Approved Lender

TSAHC requires that you work with an approved lender to access the Heroes program. The Cook Brothers Mortgage Team at Cornerstone First Mortgage is an approved TSAHC lender with deep experience in the Heroes program. We handle the DPA paperwork alongside your primary mortgage application.

Step 4: Complete Homebuyer Education

All TSAHC program participants must complete a homebuyer education course. This can be done online and typically takes a few hours. We will provide you with approved course options when you start your application.

Step 5: Find Your Home and Close

Once pre-approved, you can shop for homes within the purchase price limits. Your DPA funds are applied at closing, reducing or eliminating your out-of-pocket costs.

Real Savings: What the Heroes Program Looks Like in Practice

To illustrate the impact, consider this scenario:

Maria, a registered nurse in San Antonio, wants to buy her first home. She finds a property listed at $260,000 and qualifies for the Heroes program with a 5% grant.

• Home price: $260,000
• FHA down payment (3.5%): $9,100
• Heroes grant (5% of loan): $12,545
• Remaining after down payment: $3,445 toward closing costs
• Maria's out-of-pocket cost: Potentially $0

Without the Heroes program, Maria would need nearly $10,000 saved for just the down payment. With the program, she can move into her new home without draining her savings.

James, a Dallas police officer buying his second home, also qualifies because the Heroes program does not require first-time buyer status. His scenario:

• Home price: $310,000
• Conventional down payment (3%): $9,300
• Heroes grant (5% of loan): $15,035
• Remaining after down payment: $5,735 toward closing costs
• James's out-of-pocket cost: Minimal to $0

These examples demonstrate how the Heroes program can make homeownership accessible even on public service salaries.

Tips for Maximizing Your Heroes Program Benefits

• Compare the grant vs. forgivable second lien options. The grant never needs to be repaid, but the second lien option may offer a lower interest rate. We can run the numbers on both to see which saves you more over time.
• Pair with a VA loan if you are a veteran. This eliminates mortgage insurance entirely and uses DPA purely for closing costs and the VA funding fee.
• Check for additional local programs. Some cities and counties in Texas offer their own DPA on top of the TSAHC Heroes program. Stacking programs can further reduce your costs.
• Start the process early. DPA programs sometimes have limited funding cycles. Getting pre-approved ahead of time ensures you are ready when you find the right home.

Ready to Get Started?

If you serve your Texas community as a teacher, nurse, firefighter, EMT, police officer, corrections officer, or veteran, you may have thousands of dollars in DPA waiting for you. Take our quick eligibility quiz to check your qualifications in minutes, or call us directly.

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

The Cook Brothers Mortgage Team at Cornerstone First Mortgage is proud to help Texas heroes achieve homeownership. Let us put our expertise to work for you.

Zac Cook is a licensed mortgage loan originator (NMLS #2111496). 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.