Everything You Need to Cross the Finish Line
Loan programs, down payment assistance, honest answers, all in one place. No jargon, no pressure. Just a clear path to your keys.
Find the Right Loan for Your Situation
FHA, VA, USDA, Conventional, and Down Payment Assistance — compared clearly so you know exactly where you stand.
FHA Loan
The most popular path into homeownership for first-time buyers — flexible credit, low down payment.
FHA loans are backed by the Federal Housing Administration, which means lenders take on less risk, and pass that flexibility along to you. If your credit isn't perfect or your savings are limited, FHA is almost always the conversation starter.
The trade-off is mortgage insurance. You'll pay an upfront MIP (1.75% of the loan amount, rolled into your loan) plus an annual premium. On a $250,000 loan, that's about $4,375 upfront and roughly $137/month. Unlike conventional loans, FHA mortgage insurance doesn't automatically drop off when you hit 20% equity — you'd need to refinance to remove it.
- →Credit score between 580–639 (lower scores = higher down payment required)
- →Limited savings, need the lowest possible down payment
- →Higher debt-to-income ratio that conventional lenders won't approve
- →First-time buyer who wants maximum flexibility to qualify
- ✓Only 3.5% down with 580+ credit score
- ✓More flexible debt-to-income guidelines
- ✓Gift funds allowed for down payment
- ✓Available across Texas statewide
- ✓Can be combined with Texas DPA programs
- ·Mortgage insurance required (MIP) for life of loan in most cases
- ·Loan limits vary by county
- ·Property must meet FHA condition standards
- ·Slightly higher total cost vs conventional if credit is strong
All Programs Side by Side
| Program | Down Payment | Min. Credit | Mortgage Insurance | Best For |
|---|---|---|---|---|
| FHA | 3.5% | 580 | Required (life of loan) | Lower credit scores |
| VA | $0 | Flexible | None | Veterans & military |
| USDA | $0 | 640 | 0.35%/yr annual | Rural/suburban areas |
| Conventional | 3–20% | 620 | Drops at 80% LTV | Strong credit 680+ |
| Texas DPA | Up to 5% covered | 620 | Depends on base loan | Limited savings |
Down Payment Assistance Programs
Up to 5% toward your down payment and closing costs — programs most Texas buyers don't know they already qualify for.
Texas down payment assistance programs are funded by state housing agencies, not private lenders. The goal is to make homeownership accessible for working Texans who have good income and can afford a mortgage payment, but haven't had time to save a large down payment.
The assistance comes in two forms: a grant (never repaid) or a forgivable second lien (forgiven after 3 years if you stay in the home). Either way, it covers your down payment, your closing costs, or both.
These programs pair with an FHA, VA, USDA, or conventional mortgage — your DPA assistance sits on top of your main loan, handled entirely behind the scenes.
Texas DPA Programs Explained
The flagship Texas program. My First Texas Home offers a 30-year, below-market-rate mortgage bundled with up to 5% of the loan amount in down payment and closing cost assistance. The assistance is a forgivable second lien — stay in the home for 3 years and the balance is completely forgiven.
DPA Questions, Answered
Not for all programs. My Choice Texas Home and some TSAHC programs are open to repeat buyers. "First-time buyer" for TDHCA purposes means you haven't owned a principal residence in the last three years — so even if you've owned before, you may still qualify.
If you have a forgivable second lien (not a grant), selling or refinancing before the 3-year mark typically requires repayment of the outstanding assistance balance. The balance decreases over time. If you received a grant, there's no repayment under any circumstances.
DPA programs typically come bundled with the lender's rate for that program — it's often slightly above the lowest available market rate, but still competitive, especially given that you're receiving 3–5% in cash assistance. The net benefit almost always outweighs the marginal rate difference.
You don't apply directly to TDHCA or TSAHC — you apply through a participating lender (like me). I submit your full file and handle the DPA layer on your behalf. Start with a pre-approval so we know which programs you qualify for before you start shopping.
9 Steps to Closing Day
A typical transaction takes 30–45 days from accepted offer to keys. Here's what each step involves.
Check Your Credit & Budget
Before you start shoppingPull your credit report for free at AnnualCreditReport.com. Review all three bureaus — Experian, Equifax, TransUnion. Dispute any errors now, because fixing them after you apply can delay everything. At the same time, map out your monthly budget: income, existing debts, and how much mortgage payment you're comfortable carrying.
Get Pre-Approved
1–3 daysPre-approval is the most important step before you start touring homes. I'll verify your income, review your assets, pull your credit, and issue a letter confirming the loan amount you qualify for. This is a real underwritten review, not a soft estimate. In San Antonio's market, sellers won't take your offer seriously without it.
Find a Real Estate Agent
Before or during pre-approvalA buyer's agent represents you, not the seller, and their commission is typically paid by the seller. Interview a couple of agents, find someone who knows the neighborhoods you're targeting, and make sure they communicate the way you prefer. Your agent and your loan officer need to work well together; I'm happy to recommend agents I've closed deals with.
Shop for Homes
Days to weeksWith your pre-approval in hand, you're a serious buyer. Make a list of must-haves versus nice-to-haves before you start touring — it's easy to get emotionally attached to features that are outside your budget. Stick to homes priced at or below your pre-approval amount, accounting for closing costs and moving expenses.
Make an Offer
When you find the right homeYour agent writes a purchase offer based on comparable sales, market conditions, and your goals. Once the seller accepts, or you reach an agreement through negotiation, you're officially under contract. You'll typically submit earnest money (usually 1% of the purchase price) to show you're serious. The closing clock starts here.
Home Inspection
Within 7–10 days of contractHire a licensed home inspector — your own, not the seller's. They'll examine the structure, roof, HVAC, plumbing, electrical, and more. Depending on what they find, you can request repairs, ask for a price reduction, or walk away (during the option period) if the issues are serious.
Appraisal & Loan Processing
Days 7–25 of contractA licensed appraiser ordered by the lender visits the property and confirms its value is at or above the purchase price. Simultaneously, I submit your full loan file to underwriting. The underwriter reviews every document — income, assets, employment, credit — and may issue conditions requiring additional documentation.
Clear to Close
Days 25–35 of contractWhen underwriting approves your file, you receive your Clear to Close — the best words in the homebuying process. Three days before closing you'll receive your Closing Disclosure, which shows your final loan terms, monthly payment, and exact amount you need to bring to closing.
Closing Day 🎉
Day 30–45You sit down at the title company, sign a stack of documents, wire your closing funds, and receive your keys. The whole signing typically takes 45–90 minutes. From that moment forward, you're a homeowner.
Documents You'll Need
Your Mortgage Questions, Answered
First-time buyers ask these questions every day. Here's what you actually need to know.
Credit & Qualifying
Down Payment & Costs
The Loan & Process
I answer every email personally, usually within a few hours on business days.
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Payment Calculator
Adjust the sliders to see your estimate
| Year | Principal | Interest | Balance |
|---|---|---|---|
| 1 | $2,878 | $18,137 | $267,122 |
| 2 | $3,078 | $17,937 | $264,045 |
| 3 | $3,292 | $17,722 | $260,752 |
| 4 | $3,521 | $17,493 | $257,231 |
| 5 | $3,767 | $17,248 | $253,464 |
| 6 | $4,029 | $16,986 | $249,436 |
| 7 | $4,309 | $16,705 | $245,126 |
| 8 | $4,609 | $16,405 | $240,517 |
| 9 | $4,930 | $16,084 | $235,586 |
| 10 | $5,274 | $15,741 | $230,313 |
| 11 | $5,641 | $15,374 | $224,672 |
| 12 | $6,034 | $14,981 | $218,638 |
| 13 | $6,454 | $14,561 | $212,184 |
| 14 | $6,903 | $14,111 | $205,281 |
| 15 | $7,384 | $13,631 | $197,898 |
| 16 | $7,898 | $13,117 | $190,000 |
| 17 | $8,448 | $12,567 | $181,552 |
| 18 | $9,036 | $11,979 | $172,516 |
| 19 | $9,665 | $11,349 | $162,851 |
| 20 | $10,338 | $10,676 | $152,513 |
| 21 | $11,058 | $9,957 | $141,455 |
| 22 | $11,828 | $9,187 | $129,627 |
| 23 | $12,651 | $8,363 | $116,976 |
| 24 | $13,532 | $7,482 | $103,443 |
| 25 | $14,475 | $6,540 | $88,969 |
| 26 | $15,482 | $5,532 | $73,487 |
| 27 | $16,560 | $4,454 | $56,926 |
| 28 | $17,713 | $3,301 | $39,213 |
| 29 | $18,947 | $2,068 | $20,266 |
| 30 | $20,266 | $749 | $0 |
Questions Are Free. So Is Pre-Approval.
Start the process today — no cost, no obligation, no pressure.