First Responders Homebuyer Assistance Program (FRHAP) in San Antonio
If you’re a first-time buyer serving as a full-time San Antonio Police or Fire Department employee, the First Responders Homebuyer Assistance Program (FRHAP) can ease your path to ownership.
Administered by the City’s Neighborhood and Housing Services Department (NHSD), it provides a 0% interest, no-payment second loan—$20,000 for homes outside the Community Revitalization Action Group (CRAG) area, or $40,000 within CRAG. Forgiven at 20% per year over five years, it requires continued employment, residence, and completion of homebuyer education.
No income limits apply, making it broadly accessible. Apply through an approved lender for properties within city limits, and you’ll gain a substantial, forgivable boost toward down payments and closing costs—helping you protect the community while building long-term personal stability.
Key Takeaways
- FRHAP focuses exclusively on supporting San Antonio police and fire personnel.
- Assistance amounts vary by location, with higher aid in CRAG neighborhoods.
- No income limits, making it accessible for a broad range of first responders.
- Forgiveness over five years encourages long-term residency and stability.
- Works seamlessly alongside VA benefits for eligible Veterans and Military.
- Completing HUD-approved education improves homeownership readiness and budgeting skills.
Explore San Antonio Homebuyer Assistance Programs
- ✓ Texas Veterans Land Board Home Loan Program offers Veterans below-market rates in San Antonio.
- ✓ TSAHC Homes for Texas Heroes Program provides down payment and closing cost assistance options.
- ✓ First Responders Home Assistance Program helps essential workers with grants and mortgage relief.
- ✓ San Antonio HIP 80 Homeownership Program supports low-income buyers with affordable housing.
- ✓ San Antonio HIP 120 Incentive Program assists middle-income families pursuing homeownership goals.
- ✓ Specially Adapted Housing (SAH) Grants allow disabled Veterans to modify San Antonio homes.
- ✓ San Antonio Middle-Income Homeownership Program provides moderate-income families assistance.
What is the First Responders Homebuyer Assistance Program (FRHAP)?
San Antonio’s Neighborhood & Housing Services Department (NHSD) administers the First Responders Homebuyer Assistance Program to help SAPD and SAFD personnel purchase homes within city limits. The assistance is offered as a 0% interest, forgivable second lien that reduces upfront cash needs and strengthens long-term community ties. FRHAP pairs well with FHA, conventional, and especially VA financing for eligible Veteran officers and firefighters—review core VA loan requirements to map out a smooth approval.
- Targeted support for uniformed SAPD officers, SAFD firefighters, and cadets, reducing the heaviest upfront costs so first responders can buy near their duty stations and put down lasting roots.
- Forgivable 0% second lien with no monthly payment; assistance is prorated over five years, effectively turning into equity when service and owner-occupancy requirements continue without interruption.
- Works alongside FHA, conventional, and VA mortgages to shrink the primary loan amount, improve debt-to-income ratios, and help marginal approvals cross the line with fewer underwriting conditions.
- Encourages homeownership in city-designated revitalization areas through higher assistance levels, supporting neighborhood stabilization and aligning housing goals with public safety priorities.
- Covers allowable down payment, closing costs, and prepaids; coordinate timelines so the NHSD commitment arrives before clear-to-close, keeping rate locks and contingencies safely on track.
Benefits of FRHAP for San Antonio First Responders
FRHAP’s core value is leverage: more assistance where it’s needed, structured forgiveness, and no monthly repayment draining your budget. For Veteran first responders, layering FRHAP with the VA loan’s $0 down and no PMI can meaningfully lower payments. Compare likely cash to close using our guide to typical VA closing costs before writing offers.
- Generous assistance tiers—up to $20,000 citywide and $40,000 in designated CRAG areas—offset down payment and closing costs, widening neighborhood choices without overstretching monthly housing obligations.
- Forgiveness over five years steadily converts assistance into equity, rewarding continued city employment and owner-occupancy while protecting your budget from additional recurring payments.
- No separate monthly payment preserves cash flow for essentials like gear, childcare, emergencies, and maintenance reserves, which lenders appreciate when evaluating borrower resiliency.
- Veteran firefighters and officers can combine FRHAP with the VA loan’s zero-down structure and no private mortgage insurance, creating lower payments and stronger approval odds on competitively priced homes.
- By reducing the primary mortgage balance, FRHAP may improve qualifying ratios and pricing, potentially unlocking better rates or fewer discount points at final loan lock.
Eligibility Requirements for FRHAP
FRHAP focuses on full-time, uniformed SAPD and SAFD personnel purchasing a primary residence inside San Antonio city limits. First-time buyer status generally applies, paired with homebuyer education and standard mortgage underwriting. If you’re a Veteran, confirm entitlement, COE basics, and any funding-fee exemption before locking a rate.
- Active, full-time employment as a uniformed SAPD officer, SAFD firefighter, or cadet at the time of application and closing, with documented proof from your department’s authorized verifier.
- First-time buyer status, typically defined as no principal residence ownership in the past three years; confirm specifics if you sold recently or held title through a trust or inheritance.
- Property must be within San Antonio city limits and serve as your primary residence; investment or second homes are ineligible under program rules and lender occupancy standards.
- Completion of a HUD-approved eight-hour homebuyer education course; find agencies and scheduling through HUD-Approved Housing Counseling providers.
- Ability to qualify for an FHA, VA, or conventional mortgage under lender credit, income, asset, and property standards; review VA loan requirements if using your Veteran benefit.
FRHAP Assistance Amounts (2025)
Assistance is tiered by location. Homes inside designated CRAG revitalization areas can receive the highest support. All assistance is structured as a 0% interest, forgivable second lien, typically forgiven in equal portions over five years of continued service and occupancy.
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| Location | Assistance | Forgiveness Term |
|---|---|---|
| Inside City Limits, Outside CRAG | $20,000 | 20% per year over 5 years |
| Inside City Limits and CRAG | $40,000 | 20% per year over 5 years |
- Higher assistance in CRAG areas stretches buying power while supporting neighborhood revitalization goals; verify specific boundaries with your agent before drafting offers or negotiating concessions.
- Forgiveness schedules reduce potential recapture over time; maintain employment and occupancy to keep accrued benefits, especially during transfers, promotions, or shift changes that alter commute patterns.
- Because assistance reduces the first-mortgage amount, appraisal gaps and rate-lock pressures may be easier to manage, particularly in fast-moving price segments near major duty corridors.
- Coordinate contract timelines with lender submissions and NHSD reservations so documentation, disclosures, and clear-to-close milestones align without risking funding expiration or extension fees.
How to Apply for FRHAP
Start with mortgage pre-approval to set a clean budget and signal readiness to sellers. Your lender coordinates NHSD forms once you’re under contract, while you complete homebuyer education and provide employment verification. Ask your lender for a cash-to-close estimate that includes typical closing costs and prepaid items.
- Secure a detailed pre-approval showing payment comfort and maximum price; share with your agent to target homes that meet lender guidelines and anticipated NHSD program timelines.
- Confirm eligibility with your HR or department liaison, gathering required employment documentation early so the lender can submit a complete, clean file to NHSD without delays.
- Complete the HUD-approved eight-hour course and keep your certificate handy; lenders often need it for final conditions before issuing a clear-to-close.
- After NHSD issues a commitment, track appraisal, title, and underwriting milestones; respond quickly to conditions to protect your rate lock and scheduled signing appointment.
- At closing, FRHAP funds are disbursed alongside your loan; review NHSD program guidelines for any post-closing requirements and long-term occupancy rules.
Combining FRHAP with a VA Home Loan
Many SAPD and SAFD members are Veterans. Layering FRHAP with the VA loan’s $0 down structure can dramatically lower cash needed and payments. Clarify entitlement, potential exemptions under the VA funding fee, and property standards before inspections to avoid surprises.
- Use FRHAP to cover allowable closing costs and prepaids while VA covers the down payment; this combo preserves savings for furnishings, emergencies, and early maintenance after move-in.
- Discuss VA Minimum Property Requirements with your agent before offers; proactive repairs keep the appraisal focused on value, not condition, smoothing underwriting and turn times.
- Confirm residual-income expectations with your lender and reference our VA residual income chart to right-size payments within your household budget.
- If the property needs modest improvements, explore VA renovation loans to finance repairs in one mortgage, aligning upgrades with post-closing reimbursement and contractor scheduling.
- First-time VA users should review first-time VA buyer steps to streamline COE, underwriting documentation, and appraisal expectations unique to VA lending.
Official Resources
Program details, funding availability, and forms can change. Always consult official sources and your lender before locking a rate or removing contingencies. The links below connect you to the most authoritative guidance for FRHAP and related homebuyer support.
- San Antonio NHSD – Down Payment Programs: Review current assistance tiers, eligibility, document checklists, timelines, and any active funding notices affecting reservations or closing dates.
- VA Home Loan Program: Confirm VA entitlement, COE routes, funding-fee rules, and the latest guidance on appraisals, property standards, and assumption disclosures.
- HUD-Approved Housing Counseling: Schedule required education, compare course options, and access one-on-one guidance for budgeting, credit, and sustainable homeownership planning.
- Texas State Affordable Housing Corporation Programs: Explore statewide down payment assistance and MCC tax credits that may complement your purchase strategy when paired appropriately.
- Texas Department of Housing & Community Affairs – Homeownership: Find statewide program updates, income limits, and lender participation lists impacting eligibility and pricing.
Frequently Asked Questions (FAQs)
What is FRHAP in San Antonio?
The First Responders Homebuyer Assistance Program offers $20,000-$40,000 forgivable loans to SAPD and SAFD employees for down payments, with no interest or payments, forgiving 20% yearly over five years for continued residency and employment.
Who qualifies for FRHAP?
Full-time uniformed SAPD officers/cadets or SAFD firefighters/cadets qualify if first-time buyers (no ownership in three years), creditworthy, U.S. citizens or residents, and completing homebuyer education; no income limits apply.
What are the assistance amounts for 2025?
$20,000 for homes in city limits outside CRAG, $40,000 inside CRAG. Use for down payments or closing; check the CRAG map to see if your target area qualifies for higher aid.
Can I combine FRHAP with other programs?
Yes, often with VA loans or TSAHC's Heroes for added DPA or MCC; consult your lender to stack benefits, maximizing savings for Veterans and Military in first responder roles.
How does forgiveness work in FRHAP?
20% forgives annually over five years if you remain employed and occupy the home; early sale or job change requires repaying unforgiven portion, prorated fairly.
Is FRHAP available for Veterans and Military?
Absolutely, especially if serving in SAPD/SAFD; it enhances VA benefits, providing extra down payment help without conflicting terms for military-affiliated first responders.
What if I sell before five years?
You repay the unforgiven balance; however, if employment ends involuntarily, options exist—discuss with NHSD to understand impacts in San Antonio's market.
How do I apply for FRHAP?
Get mortgage pre-approval, complete education, then lender submits packet to NHSD; approval leads to funds at closing—contact (210) 207-6459 for guidance.
Are there purchase price limits?
No specific caps mentioned, but homes must be affordable per your mortgage qualification; focus on city limits properties, including condos or new builds.
What's the homebuyer education requirement?
An 8-hour HUD-approved course covering finances, maintenance; NHSD provides options, ensuring you're prepared for ownership alongside your demanding role.
Eager to get started with FRHAP? Reach out to NHSD or a lender today. This program rewards your service—make San Antonio home. More info at FRHAP KB Article.
