How The Homeownership Incentive Program (HIP) Helps You Buy
If you live in San Antonio and are trying to buy your first home, it can be easy to feel like you are doing everything right, yet still coming up short. You save, you pay rent on time, you run the numbers, then you look at the cash needed for a down payment, closing costs, prepaid taxes, and insurance, and it feels like the goalposts moved again.
Life has a way of making big dreams like buying a home seem intimidating, especially with prices rising and rent never taking a day off. The San Antonio Homeownership Incentive Programs, known as HIP, are the city’s answer to that problem. HIP gives first-time buyers a zero-interest, no payment second loan that fills in the gap between what you have saved and what you actually need to close. It is real, local help, tied directly to homes inside the San Antonio city limits.
The San Antonio Homeownership Incentive Program (HIP) is San Antonio’s flagship down payment assistance program. There are two tiers: HIP 80 and HIP 120, serving different income brackets with slightly different terms.
This program is meant for lower-income households with income up to 80 percent of the Area Median Income (AMI), offering between $1,000 and $30,000 in assistance as a 0% interest second loan. Forgiveness works in two ways: (a) assistance from $1,000 to $15,000 is fully forgiven if you stay in your home for 5 years; (b) assistance from $15,001 to $30,000 is fully forgiven after 10 years. The property must be within San Antonio city limits, and purchase prices cap out at $263,000 for existing homes and $278,000 for new construction.
The program targets moderate-income buyers with income up to 120 percent of the Area Median Income (AMI) who don’t qualify for the HIP 80 program. Assistance ranges from $1,000 to $15,000, with 0% interest. Here, 75% of the loan is forgiven over 10 years, with the remaining 25% due if you move or refinance before the end of the term. Home price limits are higher: about $305,200 for existing homes and $325,800 for new builds.
Both support first-time buyers purchasing a primary residence in San Antonio, but they serve different income ranges and offer different levels of assistance.
To qualify for HIP 80, you need to:
This program fits the family that has a steady income, maybe a little savings, but cannot comfortably pull together twenty or thirty thousand dollars in cash without wiping out the emergency fund. HIP 80 steps into that gap.
To qualify for HIP 120, you must:
If you are a teacher, nurse, manager, or professional earning a bit more than the HIP 80 cutoff, HIP 120 is often the tool that keeps you from draining every last dollar to get into a home.
When you look past the numbers, HIP is really about stability. It keeps first-time buyers rooted inside the city rather than pushing them further and further out. It lets you keep some cash in reserve for repairs, kids, life, instead of pouring every dime into getting the keys.
If you have been hesitating because the upfront costs feel unaffordable, it is worth speaking with a lender who understands HIP well. Once you see how HIP 80 or HIP 120 fits your specific income, price range, and timeline, homeownership in San Antonio starts to feel less like wishful thinking and more like a plan.
Q: Do I have to be a first-time homebuyer to use HIP?
A: Yes. Both HIP 80 and HIP 120 are intended for first-time buyers who will live in the home as their primary residence. In practice, that means you cannot currently own a home and must meet the program’s definition of a first-time buyer, as outlined in the most recent city guidelines.
Q: Can I combine these programs with other assistance, like grants or gifts from family?
A: Often, yes. Many programs are designed to “stack” with additional gifts or local/state resources, as long as you still truly need the assistance. HUD-compliant documentation is necessary for any gifted funds.
Q: Can HIP cover my entire down payment and closing costs?
HIP funds can be used for any combination of required down payment and eligible closing costs, up to your approved loan amount. Whether it covers everything depends on your purchase price, loan program, and how your lender structures the deal. Many buyers end up with most or all of their upfront cash needs covered by HIP and their own earnest money and savings.
Q: How do I figure out whether HIP 80 or HIP 120 is right for me?
A: Start with your household income and family size. If you fall at or below the HIP 80 income limits and your target price falls within the HIP 80 caps, you may qualify for deeper assistance there. If your income is above those limits but within the HIP 120 chart, or you need the higher price caps, HIP 120 may be the better fit. A lender who works with HIP regularly can quickly tell you where you land and what that means in actual dollars at closing.
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Buying a home will always be a little overwhelming; that’s just part of the journey. But with the right support, it’s absolutely possible in San Antonio. These down payment programs don’t just open doors, they let people build futures. Call us today at (877) 280-4833 if that’s where your heart is. We have a team of people ready to guide you step by step.
