Homeownership Incentive Program 80 (HIP 80) in San Antonio
If you’re a first-time homebuyer in San Antonio earning up to 80% of the area median income, the Homeownership Incentive Program 80 (HIP 80) can provide $1,000–$30,000 in down payment and closing cost assistance as a 0% interest, no-payment second loan.
For 2025, income limits range from $54,150 for one person to $102,100 for eight, with purchase caps of $263,000 for existing homes and $278,000 for new builds.
The loan fully forgives over 5 or 10 years based on the amount, as long as you remain in the home. Applicants must complete an 8-hour homebuyer course, live within San Antonio city limits, and apply through a participating lender.
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Comparison of Local Down Payment Assistance Programs
Compare San Antonio’s major assistance options side-by-side. Use this table to evaluate loan size, interest, forgiveness timelines, and eligibility so you can select the program that best aligns with your budget and purchase plans.
| Program | Assistance Amount | Interest Rate | Forgiveness Period | Eligibility |
|---|---|---|---|---|
| HIP 120 | $1,000–$15,000 | 0% | 75% over 10 years | First-time; ≤120% AMI |
| HIP 80 | $1,000–$30,000 | 0% | 5–10 years | First-time; ≤80% AMI |
| FRHAP | $20,000–$40,000 | 0% | Not specified | SAPD/SAFD employees |
| TSAHC DPA | Up to 5% of loan | Varies | Varies | Credit 620+; some profession-based |
Sources: City of San Antonio Housing Department; TSAHC, 2025.
What is the Homeownership Incentive Program 80 (HIP 80)?
HIP 80 is a City of San Antonio initiative funded by HUD’s HOME program. It provides a zero-interest, no-payment second loan to cover down payment and closing costs, helping low-income first-time buyers overcome upfront barriers and purchase within city limits.
- Second lien assistance from $1,000 to $30,000 with 0% interest and no monthly payment.
- Forgives over time (5–10 years), reducing long-term debt burden for qualifying households.
- Targets buyers at or below 80% AMI so aid reaches working families most in need.
- Eligible homes must be inside San Antonio and pass safety/condition standards.
- Pairs with VA home loans for Veterans and Military near Joint Base San Antonio.
Benefits of HIP 80 for San Antonio Homebuyers
HIP 80 reduces cash-to-close, preserves monthly cash flow, and converts much of the aid to a grant via forgiveness. For many buyers, this accelerates timelines and supports sustainable ownership across San Antonio neighborhoods.
- Up to $30,000 can cover down payment and closing costs on modest homes.
- No payment on assistance—more room for taxes, utilities, and early repairs.
- Full forgiveness over 5–10 years builds equity faster for long-term stability.
- Can stack with rebates or efficiency incentives to lower operating costs.
- Complements primary mortgages to improve qualifying power and options.
Eligibility Requirements for HIP 80 in San Antonio
Applicants must be first-time buyers within income limits, complete homebuyer education, and demonstrate local residency. Requirements ensure support is targeted and results in stable, successful ownership.
- First-time buyer: no home ownership in the last three years; limited exceptions.
- Income ≤80% AMI; verify with the HUD Income Limits Database.
- U.S. citizen or permanent resident; minimum six months San Antonio residency.
- Complete an 8-hour HUD-approved course and HIP orientation video.
- Contribute at least $500 earnest money and purchase within city limits.
2025 Income and Purchase Price Limits for HIP 80 in San Antonio
Check your household against HIP 80’s 2025 thresholds. Purchase caps vary by home type, and income limits scale by household size. Confirm current numbers before submitting your packet.
| Household Size | Income Limit (80% AMI) | Purchase Price (Existing Homes) | Purchase Price (New Construction) |
|---|---|---|---|
| 1 Person | $54,150 | $263,000 | $278,000 |
| 2 Persons | $61,850 | $263,000 | $278,000 |
| 3 Persons | $69,600 | $263,000 | $278,000 |
| 4 Persons | $77,300 | $263,000 | $278,000 |
| 5 Persons | $83,500 | $263,000 | $278,000 |
| 6 Persons | $89,700 | $263,000 | $278,000 |
| 7 Persons | $95,900 | $263,000 | $278,000 |
| 8 Persons | $102,100 | $263,000 | $278,000 |
Limits sourced from City and HUD guidance. Verify updates via the City’s DPA page.
How to Apply for HIP 80 in San Antonio
Work with a participating lender to assemble your packet, complete education early, and respond quickly to City reviews. A tidy file can move from submission to commitment in about a week.
- Obtain mortgage pre-approval; tell your lender you’re applying for HIP 80.
- Finish the 8-hour HUD-approved class (e.g., BCL of Texas) and the HIP orientation video.
- Provide contract, income documents, bank statements, and inspection report.
- NHSD performs property and environmental reviews; address fixes promptly.
- After commitment, finalize closing docs three days in advance; funds wire at closing.
HIP 80 vs. Other Homebuyer Assistance Programs in Texas
HIP 80 offers generous forgiveness for lower-income buyers inside city limits. Compare it with statewide options to see whether local flexibility or statewide portability better fits your goals.
- HIP 80: $1,000–$30,000; ≤80% AMI; full forgiveness over 5–10 years.
- HIP 120: $1,000–$15,000; ≤120% AMI; 75% forgivable over 10 years.
- Home Sweet Texas (TSAHC): up to 5% DPA; repeat buyers allowed; grant or forgivable loan.
- My First Texas Home (TDHCA): 3–5% DPA; first-time status; low fixed rates.
- Homes for Texas Heroes: grants/MCCs for eligible professions; can pair with HIP 80.
| Program | Assistance Amount | Eligibility (Income) | Forgiveness / Key Feature |
|---|---|---|---|
| HIP 80 (San Antonio) | $1,000–$30,000 | ≤80% AMI | Full forgiveness over 5–10 years |
| HIP 120 (San Antonio) | $1,000–$15,000 | ≤120% AMI | 75% forgiven over 10 years |
| Home Sweet Texas (TSAHC) | Up to 5% DPA | Modest income | Grant or forgivable, statewide |
| My First Texas Home (TDHCA) | 3–5% DPA | First-time; income limits | Low fixed rates; forgivable loan |
Impact of HIP 80 on Your Home Purchase and Finances
By lowering the cash hurdle and forgiving the assistance, HIP 80 can advance your purchase timeline, improve monthly resilience, and support equity growth—especially valuable in neighborhoods with rising prices.
- Large upfront help can reduce your primary loan and interest paid.
- Forgiveness improves credit metrics over time as debt obligations fall.
- Saved cash can fund repairs, reserves, or education expenses.
- Military transfers can pair HIP with relocation allowances to minimize cash outlay.
Common Misconceptions About HIP 80
HIP 80 is more flexible than many expect. With an organized file and a knowledgeable lender, timeline and requirements often mirror standard mortgage processes—plus education and compliance checks.
- Not only for the very poor—eligibility reaches up to 80% AMI working families.
- Not partial forgiveness—aid is fully forgiven when occupancy terms are met.
- Condos may qualify when they meet program and property standards.
- Reviews often complete in 7–10 days with complete documentation.
- Verify income figures on the HUD Income Limits Database.
Frequently Asked Questions (FAQs)
What is HIP 80 in San Antonio?
The Homeownership Incentive Program 80 offers $1,000-$30,000 in down payment assistance as a 0% interest, no-payment loan for first-time buyers at 80% AMI or below, fully forgivable over 5-10 years.
Who is eligible for HIP 80?
First-time buyers with incomes up to 80% AMI, U.S. citizens or residents with 6 months in San Antonio, qualifying for a mortgage, and completing education. Homes must be city-limits primary residences.
What are the 2025 income limits for HIP 80?
Limits start at $54,150 for one person, up to $102,100 for eight, per HUD. Check current figures as they adjust annually based on area median income.
How much assistance can I get with HIP 80?
Between $1,000 and $30,000 for down payments or closing costs, determined by your loan estimate and needs, with no monthly payments required.
How does forgiveness work in HIP 80?
For $1,000-$15,000, forgives 20% yearly over 5 years; for $15,001-$30,000, 10% yearly over 10 years, if you remain in the home.
Can Veterans and Military use HIP 80?
Yes, it's available and combinable with VA loans or Heroes programs, providing extra support for service members in San Antonio's military community.
What if I sell early under HIP 80?
You repay the unforgiven balance if selling, transferring, or refinancing with cash-back before the term ends; non-cash refis are allowed without penalty.
How do I apply for HIP 80?
Your lender submits a packet to NHSD after pre-approval, including contract and inspection. Approval takes 7-10 days, with funds at closing.
Are there property requirements for HIP 80?
Homes must be in San Antonio limits, meet safety standards, and cost no more than $263,000 existing or $278,000 new; includes single-family or condos.
Does HIP 80 require homebuyer education?
Yes, an 8-hour HUD-approved course plus HIP video, teaching budgeting and maintenance to ensure you're ready for successful homeownership.
Ready to explore HIP 80? Contact NHSD or a participating lender to start. This program opens doors in San Antonio—don't miss out. For more, visit official HIP page.
