{"id":2640,"date":"2025-08-14T13:21:42","date_gmt":"2025-08-14T13:21:42","guid":{"rendered":"https:\/\/lrgrealty.com\/san-antonio-incentive-program-hip-120\/"},"modified":"2026-06-26T11:46:30","modified_gmt":"2026-06-26T16:46:30","slug":"san-antonio-incentive-program-hip-120","status":"publish","type":"post","link":"https:\/\/lrgrealty.com\/lrg-blog\/san-antonio-incentive-program-hip-120\/","title":{"rendered":"City of San Antonio Homeownership Incentive Program (HIP 120)"},"content":{"rendered":"<div class=\"rl-page rl-page-lrg\">\n<div class=\"rl-wrap\">\n<header class=\"rl-hero\">\n<a class=\"rl-cta-primary\" href=\"\/lrg-blog\/connect-with-lrg\/?ref=san-antonio-incentive-program-hip-120-down-payment\">Connect with LRG \u2192<\/a><br \/>\n<\/header>\n<p>San Antonio&#8217;s Homeownership Incentive Program (HIP 120) provides first-time buyers up to $15,000 toward down payment and closing costs. The assistance comes as a zero-interest, zero-payment forgivable second loan through the city&#8217;s Neighborhood and Housing Services Department, meaning no monthly bill on that portion. You do have to stay in the home as your primary residence, and income limits plus purchase price caps narrow who actually qualifies.<\/p>\n<div class=\"rl-quick-grid\">\n<article class=\"rl-quick-card\">\n<h3>HIP 120 Assistance Amounts and Forgiveness Rates<\/h3>\n<ul>\n<li><strong>Assistance range:<\/strong> $1,000 to $15,000 in down payment or closing cost aid, issued as a 0% interest forgivable loan through the City of San Antonio.<\/li>\n<li><strong>Forgiveness schedule:<\/strong> 75% of the loan forgives over 10 years if you remain in the home, vesting at 7.5% annually with no monthly payments required.<\/li>\n<li><strong>Remaining balance:<\/strong> The unforgiven 25% comes due if you sell, refinance, or move out before the full 10-year forgiveness period ends.<\/li>\n<li><strong>Bottom line:<\/strong> On a $15,000 HIP 120 loan, $11,250 forgives completely over a decade, leaving only $3,750 as potential repayment if you move early.<\/li>\n<\/ul>\n<\/article>\n<article class=\"rl-quick-card\">\n<h3>HIP 120 Assistance by Down Payment Tier<\/h3>\n<ul>\n<li><strong>FHA at 3.5% down:<\/strong> On a $250,000 purchase, 3.5% down is $8,750. Maximum HIP 120 award covers that and puts $6,250 toward closing costs.<\/li>\n<li><strong>Conventional at 5% down:<\/strong> On a $250,000 home, 5% down is $12,500. A full $15,000 HIP 120 award still covers it with $2,500 left for closing.<\/li>\n<li><strong>VA buyer (zero down):<\/strong> VA Loans require no down payment, so the entire HIP 120 award offsets closing costs and the VA funding fee directly.<\/li>\n<li><strong>Worth noting:<\/strong> HIP 120 targets households at or below 120% of area median income, so higher earners may not qualify regardless of which loan type or down payment tier they choose.<\/li>\n<\/ul>\n<\/article>\n<article class=\"rl-quick-card\">\n<h3>HIP 120 Forgiveness and Exemptions<\/h3>\n<ul>\n<li><strong>Forgiveness schedule:<\/strong> HIP 120 erases 7.5% of the loan each year for 10 years, but only while the home remains your occupied primary residence.<\/li>\n<li><strong>Early departure:<\/strong> Selling, renting out, or vacating before year 10 triggers repayment of the remaining unforgiven balance, prorated to the calendar year you leave.<\/li>\n<li><strong>Required documents:<\/strong> Income verification (tax returns, pay stubs), a homebuyer education certificate, and proof of primary residency are all required at application and during annual compliance reviews.<\/li>\n<li><strong>Main takeaway:<\/strong> Funding is first-come, first-serve and resets with San Antonio&#8217;s fiscal year on October 1, so applying early in the cycle gives you the strongest shot at approval.<\/li>\n<\/ul>\n<\/article>\n<article class=\"rl-quick-card\">\n<h3>Real-World HIP 120 Down Payment Examples<\/h3>\n<ul>\n<li><strong>Purchase with VA Loan:<\/strong> A Veteran buying a $275,000 San Antonio home applies the full $15,000 HIP 120 award toward closing costs, since VA Loans require no down payment.<\/li>\n<li><strong>FHA buyer scenario:<\/strong> An FHA borrower at $230,000 owes 3.5% down ($8,050) and uses $12,000 from HIP 120 to cover that plus a portion of closing fees.<\/li>\n<li><strong>Conventional pairing:<\/strong> A 5% down buyer on a $200,000 home needs $10,000 at closing, and HIP 120 can absorb the entire amount, keeping cash reserves for moving costs.<\/li>\n<li><strong>Bottom line:<\/strong> VA Loan buyers often get the most from HIP 120 because the full award targets closing costs instead of splitting between down payment and fees, stretching each dollar further.<\/li>\n<\/ul>\n<\/article>\n<\/div>\n<div class=\"rl-atf-faqhead\"><span class=\"rl-kicker\">Asked First<\/span>Top questions before you dig in<\/div>\n<details>\n<summary>What disqualifies you from first-time homebuyer programs?<\/summary>\n<p>For San Antonio&#8217;s HIP 120 program, common disqualifiers include exceeding the low- to moderate-income limits, having owned a home within the past three years, not using the property as your primary residence, or failing to meet minimum <a href=\"\/lrg-blog\/fha-loan-580-credit-score-san-antonio\/\">credit score<\/a> requirements. Completing homebuyer education before closing is also required.<\/p>\n<\/details>\n<details>\n<summary>What Is the San Antonio HIP 120 Down Payment Assistance Program?<\/summary>\n<p>HIP 120 is a City of San Antonio program that provides $1,000 to $15,000 in down payment and closing cost assistance as a 0% interest forgivable loan. 75% of the loan is forgiven over 10 years if you remain in the home as your primary residence.<\/p>\n<\/details>\n<details>\n<summary>How does San Antonio&#8217;s HIP 120 down payment assistance program work?<\/summary>\n<p>HIP 120 provides $1,000 to $15,000 in down payment or closing cost assistance as a 0% interest forgivable loan through the City of San Antonio. You must occupy the home as your primary residence, and 75% of the loan is forgiven over 10 years if you remain in the property.<\/p>\n<\/details>\n<section class=\"rl-bluf\">\n<h2 id=\"the-bottom-line-up-front\">The Bottom Line Up Front<\/h2>\n<p><strong>San Antonio&#8217;s Homeownership Incentive Program (HIP 120) offers $1,000 to $15,000 in down payment and closing cost assistance through a 0% interest forgivable loan. The program sounds straightforward, but income caps, property location requirements, a mandatory homebuyer education course, and the 10-year forgiveness timeline create qualification steps that trip up buyers who assume automatic approval.<\/strong><\/p>\n<p>HIP 120 assistance is structured as a second lien on the property. 75% of the loan forgives over 10 years if you stay in the home as your primary residence. Sell or move before that 10-year mark, and you repay the remaining balance. Income limits follow HUD area median income guidelines for San Antonio, which currently cap at roughly 120% AMI depending on household size. The home must sit within San Antonio city limits, and buyers must complete a HUD-approved homebuyer education course before closing. The program pairs with FHA, VA, USDA, and conventional loans.<\/p>\n<div class=\"bullet-section-gray\">\n<ul>\n<li>HIP 120 provides $1,000 to $15,000 in down payment or closing cost assistance at 0% interest.<\/li>\n<li>75% of the loan forgives over 10 years if you keep the home as your primary residence.<\/li>\n<li>Income limits follow 120% of San Antonio&#8217;s area median income, adjusted by household size.<\/li>\n<li>The property must be located within San Antonio city limits and serve as your primary residence.<\/li>\n<li>HIP 120 stacks with FHA, VA, USDA, and conventional loans, so financing type does not disqualify you.<\/li>\n<\/ul>\n<\/div>\n<\/section>\n<section class=\"rl-section\">\n<h2 id=\"how-much-can-you-earn-and-still-qualify\">How Much Can You Earn and Still Qualify?<\/h2>\n<p>HIP 120 caps eligibility at 80% of the Area Median Income for the San Antonio-New Braunfels metro, adjusted by household size. A family of four qualifies with gross household income at or below $70,750 in 2026. Single-person households cap at $49,600, and a family of six can earn up to $82,100. These limits update each year when HUD publishes new AMI figures, so verify the current thresholds before you apply.<\/p>\n<p>The income calculation counts every adult earning money in the household, not just the borrower on the mortgage. If both spouses work, the program combines both salaries against the cap. Social Security, pensions, VA disability compensation, child support, and part-time earnings all count toward the gross total. The city uses gross annual income before taxes and deductions, so your take-home pay is lower than the number they evaluate. If an adult child over 18 lives in the home and has earnings, that income also counts even if they are not on the loan.<\/p>\n<table>\n<thead>\n<tr>\n<th>Household Size<\/th>\n<th>Annual Income Limit (80% AMI)<\/th>\n<th>Monthly Equivalent<\/th>\n<\/tr>\n<\/thead>\n<tbody>\n<tr>\n<td>1<\/td>\n<td>$49,600<\/td>\n<td>$4,133<\/td>\n<\/tr>\n<tr>\n<td>2<\/td>\n<td>$56,650<\/td>\n<td>$4,721<\/td>\n<\/tr>\n<tr>\n<td>3<\/td>\n<td>$63,750<\/td>\n<td>$5,313<\/td>\n<\/tr>\n<tr>\n<td>4<\/td>\n<td>$70,750<\/td>\n<td>$5,896<\/td>\n<\/tr>\n<tr>\n<td>5<\/td>\n<td>$76,450<\/td>\n<td>$6,371<\/td>\n<\/tr>\n<tr>\n<td>6<\/td>\n<td>$82,100<\/td>\n<td>$6,842<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<p>A Military family stationed at Joint Base San Antonio with one active-duty E-5 income and a spouse earning $20,000 part-time totals roughly $62,000 gross, well under the $70,750 cap for a household of four. Dual-Military couples at higher pay grades can exceed the limit depending on rank and time in service. If you are close to the ceiling, contact the City of <a href=\"https:\/\/lrgrealty.com\/lrg-blog\/dignowity-hill-san-antonio-guide\/\">San Antonio Neighborhood<\/a> and Housing Services Department to check whether any income sources qualify for a HUD exclusion before ruling yourself out.<\/p>\n<\/section>\n<section class=\"rl-section\">\n<h2 id=\"why-jefferson-bank-handles-most-hip-120-loans\">Why Jefferson Bank Handles Most HIP 120 Loans<\/h2>\n<p>Jefferson Bank originates the majority of HIP 120 loans in San Antonio because they built their process around the program&#8217;s specific requirements. Most national lenders and even many local banks treat down payment assistance as an add-on they&#8217;ll figure out at closing. Jefferson Bank runs a dedicated team that knows the City&#8217;s Neighborhood and Housing Services Department paperwork, timelines, and compliance checks from memory. That difference shows up in approval speed and closing rates.<\/p>\n<p>The HIP 120 program requires coordination between the buyer, the lender, the City, and often a HUD-certified housing counselor. Each party has its own documentation requirements and deadlines. Lenders unfamiliar with the program regularly miss City submission windows or submit incomplete compliance packages, which delays closings by weeks or kills deals entirely. Jefferson Bank&#8217;s staff processes enough HIP 120 files that these steps are routine rather than exceptions.<\/p>\n<table>\n<thead>\n<tr>\n<th>Factor<\/th>\n<th>Jefferson Bank (HIP 120 Specialist)<\/th>\n<th>Typical National Lender<\/th>\n<\/tr>\n<\/thead>\n<tbody>\n<tr>\n<td>HIP 120 loans closed annually<\/td>\n<td>Hundreds<\/td>\n<td>Fewer than 10<\/td>\n<\/tr>\n<tr>\n<td>Dedicated DPA coordination staff<\/td>\n<td>Yes<\/td>\n<td>No<\/td>\n<\/tr>\n<tr>\n<td>Average closing timeline with HIP 120<\/td>\n<td>30-40 days<\/td>\n<td>50-70 days<\/td>\n<\/tr>\n<tr>\n<td>City compliance package errors<\/td>\n<td>Rare<\/td>\n<td>Common<\/td>\n<\/tr>\n<tr>\n<td>Familiarity with forgiveness terms<\/td>\n<td>Handles 75% forgiveness tracking<\/td>\n<td>Often refers to servicer<\/td>\n<\/tr>\n<tr>\n<td>HUD counseling coordination<\/td>\n<td>In-house referral network<\/td>\n<td>Buyer finds own counselor<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<p>If you&#8217;re combining HIP 120 with a <a href=\"https:\/\/lrgrealty.com\/lrg-blog\/va-loan-on-fixer-upper-in-san-antonio\/\">VA Loan<\/a> or FHA financing, ask your lender upfront how many HIP 120 closings they completed last year. A lender who says &#8220;a few&#8221; will likely cost you time and possibly the assistance itself if City deadlines pass. Jefferson Bank isn&#8217;t the only option, but any lender you choose should demonstrate comparable volume and process knowledge.<\/p>\n<\/section>\n<section class=\"rl-section\">\n<h2 id=\"what-disqualifies-you-as-a-first-time-buyer\">What Disqualifies You as a First-Time Buyer?<\/h2>\n<p>HIP 120 defines &#8220;<a href=\"\/lrg-blog\/first-time-buyer-comanche-trace-guide\/\">first-time buyer<\/a>&#8221; as someone who hasn&#8217;t held ownership interest in any residential property during the past three years. That includes homes you owned outright, co-owned, or held partial title on through inheritance or a business entity. If you sold a home in 2024 and apply in 2026, you don&#8217;t qualify. The clock starts from the date title transferred, not when you moved out.<\/p>\n<p>Ownership history is the biggest filter, but the City of San Antonio checks several other eligibility factors before releasing HIP 120 funds. Buyers who clear the income bar still get denied when they overlook property-level or procedural rules. Some of these are straightforward to verify before you start house hunting, while others require coordination with your lender. Review every item on this list, because most disqualifiers cannot be fixed retroactively once you&#8217;re under contract.<\/p>\n<div class=\"bullet-section-gray\">\n<ul>\n<li>Holding title to any residential property within the past three years, including inherited homes, investment properties, or manufactured homes on permanent foundations<\/li>\n<li>Purchasing a home priced above HIP 120&#8217;s maximum purchase price for the San Antonio-New Braunfels metro area<\/li>\n<li>Buying a property you won&#8217;t occupy as your primary residence for the full 10-year forgiveness period<\/li>\n<li>Not completing a HUD-approved homebuyer education course before closing<\/li>\n<li>Targeting a property outside San Antonio city limits, even if it falls within the broader metro area<\/li>\n<li>Applying without a lender approved to originate HIP 120 loans (most San Antonio lenders are not enrolled in the program)<\/li>\n<\/ul>\n<\/div>\n<p>One situation that catches buyers off guard: you co-signed on a family member&#8217;s mortgage years ago and still show ownership interest on title records. Even if you never lived in that home or made a single payment, HIP 120&#8217;s three-year lookback reviews recorded title history in full. Pull your Bexar County deed records before starting the application so a forgotten co-ownership doesn&#8217;t derail your closing.<\/p>\n<\/section>\n<div class=\"rl-cta-mid\"><a class=\"rl-cta-pill\" href=\"\/lrg-blog\/connect-with-lrg\/?ref=san-antonio-incentive-program-hip-120-down-payment\">Connect with LRG \u2192<\/a><\/div>\n<section class=\"rl-section\">\n<h2 id=\"what-to-expect-from-your-hip-120-down-payment-credit\">What to Expect From Your HIP 120 Down Payment Credit<\/h2>\n<p>HIP 120 awards between $1,000 and $15,000 as a 0% interest forgivable loan applied directly to your down payment, closing costs, or both at closing. The city records a second lien on the property, but 75% of that balance forgives over 10 years as long as you occupy the home as your primary residence. The remaining 25% stays as a deferred balance until you sell, refinance, or transfer the title.<\/p>\n<p>Forgiveness runs on a straight-line schedule. Each year you remain in the home, another 7.5% of the original loan amount drops off. After a full decade, only the final 25% remains as an outstanding balance. That portion comes due at your next sale or refinance closing. If you move in year five, you owe the unforgiven portion at that point. The city does not charge prepayment penalties on the deferred balance. Your actual credit amount depends on demonstrated need (the gap between your purchase price and what your primary mortgage covers), not a flat figure.<\/p>\n<table>\n<thead>\n<tr>\n<th>Year<\/th>\n<th>Cumulative Forgiveness<\/th>\n<th>Remaining Balance on $15,000 Credit<\/th>\n<\/tr>\n<\/thead>\n<tbody>\n<tr>\n<td>1<\/td>\n<td>7.5%<\/td>\n<td>$13,875<\/td>\n<\/tr>\n<tr>\n<td>2<\/td>\n<td>15.0%<\/td>\n<td>$12,750<\/td>\n<\/tr>\n<tr>\n<td>3<\/td>\n<td>22.5%<\/td>\n<td>$11,625<\/td>\n<\/tr>\n<tr>\n<td>5<\/td>\n<td>37.5%<\/td>\n<td>$9,375<\/td>\n<\/tr>\n<tr>\n<td>7<\/td>\n<td>52.5%<\/td>\n<td>$7,125<\/td>\n<\/tr>\n<tr>\n<td>10<\/td>\n<td>75.0%<\/td>\n<td>$3,750<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<p>For a <a href=\"\/lrg-blog\/va-loan-benefits-coastal-bend\/\">VA Loan<\/a> buyer putting zero down, the entire HIP 120 credit applies to closing costs instead of a down payment. On a $250,000 San Antonio purchase, typical buyer closing costs run $6,000 to $9,000. A $10,000 HIP 120 credit covers most of that and may leave room for prepaid expenses like homeowners insurance escrow. After 10 years in the home, you owe roughly $2,500 on that credit, with $7,500 forgiven.<\/p>\n<\/section>\n<section class=\"rl-section\">\n<h2 id=\"five-mistakes-that-delay-your-closing\">Five Mistakes That Delay Your Closing<\/h2>\n<p>Most HIP 120 closings that fall behind schedule share the same handful of root causes. The program layers city compliance requirements on top of your standard mortgage timeline, and missing even one step can push your closing date back two to four weeks. Buyers who identify these pitfalls before they start the application process close on schedule far more consistently than those who learn about them halfway through.<\/p>\n<p>The City of San Antonio reviews each HIP 120 application independently from your lender&#8217;s underwriting. That creates two approval tracks running in parallel, and both need to clear before you sit down at the closing table. Delays on either side compound fast when your contract deadline is already locked in. Most of these mistakes are entirely preventable, but they catch first-time buyers off guard because standard mortgage preparation advice doesn&#8217;t account for the city&#8217;s separate review and documentation process.<\/p>\n<div class=\"bullet-section-gray\">\n<ul>\n<li>Waiting until the last minute to complete the required 8-hour HUD-approved homebuyer education course. Certificates can take several business days to process, and HIP 120 will not close without one on file.<\/li>\n<li>Submitting incomplete income documentation to the city. The city&#8217;s income verification is separate from your lender&#8217;s, and missing pay stubs or tax returns restart their review clock from scratch.<\/li>\n<li>Choosing a property outside San Antonio city limits. HIP 120 only covers homes within city boundaries, and some addresses near the edges actually fall in unincorporated Bexar County. Confirm with the city before you go under contract.<\/li>\n<li>Letting your interest rate lock expire. HIP 120 closings already run longer than conventional timelines, so request at least a 60-day lock. An expired lock means renegotiation delays and potentially higher costs.<\/li>\n<li>Failing to coordinate your lender&#8217;s timeline with the city&#8217;s timeline. Your lender may be clear to close while the city still needs documents, or the reverse. Lenders without HIP 120 experience often underestimate how long the city&#8217;s parallel review takes.<\/li>\n<\/ul>\n<\/div>\n<p>Build an extra two weeks into your contract timeline from the start. If your purchase agreement gives you 30 days to close, assume the HIP 120 layer needs closer to 45. Sellers in San Antonio are generally familiar with down payment assistance programs and will agree to extended timelines when you explain the assistance amount you&#8217;re bringing to the table. That buffer turns most of these mistakes from deal-killers into minor speed bumps.<\/p>\n<\/section>\n<section class=\"rl-section\">\n<h2 id=\"steps-to-apply-for-san-antonios-hip-120-program\">Steps to Apply for San Antonio&#8217;s HIP 120 Program<\/h2>\n<p>The HIP 120 application follows a structured seven-step process managed by San Antonio&#8217;s Neighborhood and Housing Services Department. Each step completes in sequence, from intake appointment through homebuyer education, lender matching, property selection, and closing. Most buyers finish the full process in 45 to 60 days. Gathering income documents and completing education before your first appointment compresses that timeline by two weeks or more.<\/p>\n<p>Contact NHSD at (210) 207-6600 or through sanantonio.gov\/nhsd to schedule intake. A housing counselor reviews your household size, gross income, and supporting documentation against the program&#8217;s AMI thresholds. Once cleared, you complete an 8-hour HUD-approved homebuyer education course, available in person or online through NHSD partner organizations. Keep your certificate of completion because both the city and your lender require it before your file moves forward. NHSD then matches you with a participating lender who structures your primary mortgage and layers the HIP 120 assistance as a second lien in the same closing package.<\/p>\n<table>\n<thead>\n<tr>\n<th>Step<\/th>\n<th>Action<\/th>\n<th>Timeline<\/th>\n<\/tr>\n<\/thead>\n<tbody>\n<tr>\n<td>1<\/td>\n<td>Contact NHSD and schedule intake appointment<\/td>\n<td>Same week<\/td>\n<\/tr>\n<tr>\n<td>2<\/td>\n<td>Complete 8-hour HUD-approved homebuyer education<\/td>\n<td>1\u20132 weeks<\/td>\n<\/tr>\n<tr>\n<td>3<\/td>\n<td>Submit income and household documentation<\/td>\n<td>1 week after intake<\/td>\n<\/tr>\n<tr>\n<td>4<\/td>\n<td>Get matched with a participating lender<\/td>\n<td>Within days of clearance<\/td>\n<\/tr>\n<tr>\n<td>5<\/td>\n<td>Find a home within San Antonio city limits<\/td>\n<td>Varies<\/td>\n<\/tr>\n<tr>\n<td>6<\/td>\n<td>Lender packages HIP 120 with your first mortgage<\/td>\n<td>2\u20133 weeks<\/td>\n<\/tr>\n<tr>\n<td>7<\/td>\n<td>NHSD final review and closing<\/td>\n<td>1\u20132 weeks<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<p>If you already hold a pre-approval from a non-participating lender, expect to restart the mortgage application with one on the HIP 120 approved list. Factor that reset into your timeline before you start shopping for a home. Buyers who arrive at intake with pay stubs, W-2s, tax returns, and household documentation already organized typically close on the faster end of the 45 to 60 day window rather than stretching toward 90.<\/p>\n<\/section>\n<section class=\"rl-section\">\n<h2 id=\"the-bottom-line\">The Bottom Line<\/h2>\n<p>HIP 120 puts between $1,000 and $15,000 toward your down payment or closing costs as a 0% interest forgivable loan, but qualifying takes more preparation than a standard mortgage. Your household income must fall at or below 80% of the Area Median Income for the San Antonio-New Braunfels metro, you cannot have owned any residential property in the past three years, and the program&#8217;s city compliance requirements add steps that trip up buyers who aren&#8217;t ready for them.<\/p>\n<p>The bottom line comes down to working with a lender who knows the program. Jefferson Bank handles most HIP 120 loans for a reason. Pair that with early income documentation, a clear three-year ownership history, and enough timeline buffer for the city&#8217;s additional requirements, and you give yourself the best shot at closing without delays.<\/p>\n<\/section>\n<section class=\"rl-faq\">\n<h2 id=\"frequently-asked-questions\">Frequently Asked Questions<\/h2>\n<details>\n<summary>How much down payment assistance can you receive through HIP 120?<\/summary>\n<p>HIP 120 provides between $1,000 and $15,000 in down payment and closing cost assistance, structured as a 0% interest forgivable loan. The exact amount depends on your household income, purchase price, and the gap between your available funds and what your lender requires at closing. Buyers at lower income levels may qualify for higher assistance amounts. The funds can cover down payment, closing costs, or a combination of both. Your participating lender calculates the specific amount during pre-qualification based on current program guidelines and your financial profile.<\/p>\n<\/details>\n<details>\n<summary>What are the income limits and eligibility guidelines for HIP 120?<\/summary>\n<p>HIP 120 targets low- to moderate-income buyers with household income at or below 120% of the area median income (AMI), which is where the program gets its name. Buyers must purchase a home within San Antonio city limits, occupy it as their primary residence, and complete a HUD-approved homebuyer education course before closing. The property must meet minimum condition standards, and you need to work with a participating lender approved by the City. Purchase price caps apply and are updated periodically by the Neighborhood &amp; Housing Services Department based on current market conditions.<\/p>\n<\/details>\n<details>\n<summary>How does HIP 120 loan forgiveness work over 10 years?<\/summary>\n<p>75% of the HIP 120 loan is forgiven gradually over 10 years while you live in the home as your primary residence. The remaining 25% is due when you sell, refinance, or transfer the property, regardless of how long you stay. If you move out or sell before the 10-year period ends, you repay the unforgiven portion of the 75% plus the full 25% balance. No monthly payments are required on the loan, and no interest accrues at any point. Forgiveness is automatic as long as you maintain continuous owner-occupancy.<\/p>\n<\/details>\n<details>\n<summary>What is HIP 80 in San Antonio?<\/summary>\n<p>HIP 80 is the lower-income tier of San Antonio&#8217;s Homeownership Incentive Program. While HIP 120 serves households earning up to 120% of the area median income, HIP 80 targets households at or below 80% AMI. HIP 80 typically offers more favorable terms because it serves buyers with greater financial need. Both programs provide forgivable 0% interest loans for down payment and closing costs, and both require owner-occupancy and homebuyer education. If your household income falls below the 80% AMI threshold, ask your lender whether HIP 80 qualifies you for a better assistance package than HIP 120.<\/p>\n<\/details>\n<details>\n<summary>Can you combine HIP 120 with a VA Loan in San Antonio?<\/summary>\n<p>Yes. HIP 120 funds can layer on top of a VA Loan. Since VA Loans already require $0 down, the HIP 120 assistance typically goes toward closing costs that VA borrowers still pay (funding fee, title, appraisal, origination). The City of San Antonio allows HIP 120 with FHA, VA, USDA, and conventional financing as long as you use a participating lender. Veterans buying within San Antonio city limits can combine the VA Loan&#8217;s zero-down-payment benefit with HIP 120&#8217;s closing cost coverage for a very low out-of-pocket purchase.<\/p>\n<\/details>\n<details>\n<summary>What other down payment assistance options exist in San Antonio?<\/summary>\n<p>Beyond HIP 120, San Antonio buyers can access several state and local programs. The Texas State Affordable Housing Corporation (TSAHC) offers grants and forgivable second liens through its Homes for Texas Heroes and Home Sweet Texas programs. The Texas Department of Housing and Community Affairs (TDHCA) runs the My First Texas Home program with assistance up to 5% of the loan amount. Bexar County periodically runs its own assistance fund as well. Some programs can be stacked, though lender and program rules vary. A participating lender can confirm which combinations work for your income level and loan type.<\/p>\n<\/details>\n<details>\n<summary>Do you have to be a first-time homebuyer to qualify for HIP 120?<\/summary>\n<p>HIP 120 requires that you have not owned a home in the past three years, which is the standard federal definition of a first-time homebuyer. Exceptions exist for Veterans, displaced homemakers, and single parents who previously owned a home only with a former spouse. Other San Antonio-area programs like TSAHC&#8217;s Homes for Texas Heroes do not impose a first-time buyer requirement at all. If you owned a home previously but sold it more than three years ago, you typically qualify again under the three-year lookback rule. Confirm current exceptions with the Neighborhood &amp; Housing Services Department.<\/p>\n<\/details>\n<details>\n<summary>How do you contact San Antonio&#8217;s housing department about HIP 120?<\/summary>\n<p>The program is administered by the City of San Antonio&#8217;s Neighborhood &amp; Housing Services Department (NHSD). You can reach them at (210) 207-6600 or visit their program page at sanantonio.gov\/NHSD\/Programs\/DownPayment for application details, participating lender lists, and current income limits. Processing times vary based on funding availability, so start the conversation early in your homebuying timeline. NHSD staff can confirm whether you meet current eligibility requirements before you begin working with a lender. If you already have a loan officer, they may also initiate the HIP 120 process through an approved channel.<\/p>\n<\/details>\n<\/section>\n<footer class=\"rl-resources\">\n<h2 id=\"resources-used\">Resources Used<\/h2>\n<ul>\n<li><a href=\"https:\/\/www.sanantonio.gov\/Portals\/0\/Files\/NHSD\/DownPayment\/HIP120-GeneralInformationEnglish.pdf\" rel=\"noopener noreferrer\" target=\"_blank\">Sanantonio.gov \u2014 [PDF] HIP 120 &#8211; City of San Antonio<\/a><\/li>\n<li><a href=\"https:\/\/www.sa.gov\/files\/assets\/main\/v\/4\/nhsd\/documents\/hip120-guidelines.pdf\" rel=\"noopener noreferrer\" target=\"_blank\">Sa.gov \u2014 [PDF] procedural guide homeownership incentive program hip 120<\/a><\/li>\n<li><a href=\"https:\/\/www.sacrd.org\/directory\/program\/14949\" rel=\"noopener noreferrer\" target=\"_blank\">Sacrd.org \u2014 Homeownership Incentive Programs (HIP 120)<\/a><\/li>\n<li><a href=\"https:\/\/www.jeffersonbank.com\/homeownership-incentive-program-120-hip120\" rel=\"noopener noreferrer\" target=\"_blank\">Jeffersonbank.com \u2014 Homeownership Incentive Program 120 (HIP120) | Jefferson Bank<\/a><\/li>\n<li><a href=\"https:\/\/www.fha.com\/first-time-home-buyers-program\/city-of-san-antonio-homeownership-incentive-program-hip-120\" rel=\"noopener noreferrer\" target=\"_blank\">Fha.com \u2014 City of San Antonio Homeownership Incentive Program (HIP 120)<\/a><\/li>\n<li><a href=\"https:\/\/valoannetwork.com\/san-antonio-homeownership-incentive-program-hip\/\" rel=\"noopener noreferrer\" target=\"_blank\">Valoannetwork.com \u2014 San Antonio HIP Assistance With VA Loans in 2026<\/a><\/li>\n<li><a href=\"https:\/\/sanantonio.portal.us.empro.verintcloudservices.com\/site\/customer_portal\/home\/kb\/docs\/articles\/property-maintenance-and-construction\/homeownership-incentive-program-hip\" rel=\"noopener noreferrer\" target=\"_blank\">Sanantonio.portal.us.empro.verintcloudservices.com \u2014 Resource not found &#8211; Application Status<\/a><\/li>\n<li><a href=\"https:\/\/www.har.com\/downpayment\/8bb70310e62b013666b40242ac110002?homeid=631249&amp;paa=15000\" rel=\"noopener noreferrer\" target=\"_blank\">Har.com \u2014 City of San Antonio Homeownership Incentive Program (HIP120)<\/a><\/li>\n<\/ul>\n<\/footer>\n<p><script type=\"application\/ld+json\">\n{\n  \"@context\": \"https:\/\/schema.org\",\n  \"@type\": \"FAQPage\",\n  \"mainEntity\": [\n {\n \"@type\": \"Question\",\n \"name\": \"What disqualifies you from first-time homebuyer programs?\",\n \"acceptedAnswer\": {\n \"@type\": \"Answer\",\n \"text\": \"For San Antonio's HIP 120 program, common disqualifiers include exceeding the low- to moderate-income limits, having owned a home within the past three years, not using the property as your primary residence, or failing to meet minimum credit score requirements. Completing homebuyer education before closing is also required.\"\n }\n },\n {\n \"@type\": \"Question\",\n \"name\": \"What Is the San Antonio HIP 120 Down Payment Assistance Program?\",\n \"acceptedAnswer\": {\n \"@type\": \"Answer\",\n \"text\": \"HIP 120 is a City of San Antonio program that provides $1,000 to $15,000 in down payment and closing cost assistance as a 0% interest forgivable loan. 75% of the loan is forgiven over 10 years if you remain in the home as your primary residence.\"\n }\n },\n {\n \"@type\": \"Question\",\n \"name\": \"How does San Antonio's HIP 120 down payment assistance program work?\",\n \"acceptedAnswer\": {\n \"@type\": \"Answer\",\n \"text\": \"HIP 120 provides $1,000 to $15,000 in down payment or closing cost assistance as a 0% interest forgivable loan through the City of San Antonio. You must occupy the home as your primary residence, and 75% of the loan is forgiven over 10 years if you remain in the property.\"\n }\n },\n {\n \"@type\": \"Question\",\n \"name\": \"How much down payment assistance can you receive through HIP 120?\",\n \"acceptedAnswer\": {\n \"@type\": \"Answer\",\n \"text\": \"HIP 120 provides between $1,000 and $15,000 in down payment and closing cost assistance, structured as a 0% interest forgivable loan. The exact amount depends on your household income, purchase price, and the gap between your available funds and what your lender requires at closing. Buyers at lower income levels may qualify for higher assistance amounts. The funds can cover down payment, closing costs, or a combination of both. Your participating lender calculates the specific amount during pre-qualification based on current program guidelines and your financial profile.\"\n }\n },\n {\n \"@type\": \"Question\",\n \"name\": \"What are the income limits and eligibility guidelines for HIP 120?\",\n \"acceptedAnswer\": {\n \"@type\": \"Answer\",\n \"text\": \"HIP 120 targets low- to moderate-income buyers with household income at or below 120% of the area median income (AMI), which is where the program gets its name. Buyers must purchase a home within San Antonio city limits, occupy it as their primary residence, and complete a HUD-approved homebuyer education course before closing. The property must meet minimum condition standards, and you need to work with a participating lender approved by the City. Purchase price caps apply and are updated periodically by the Neighborhood &amp; Housing Services Department based on current market conditions.\"\n }\n },\n {\n \"@type\": \"Question\",\n \"name\": \"How does HIP 120 loan forgiveness work over 10 years?\",\n \"acceptedAnswer\": {\n \"@type\": \"Answer\",\n \"text\": \"75% of the HIP 120 loan is forgiven gradually over 10 years while you live in the home as your primary residence. The remaining 25% is due when you sell, refinance, or transfer the property, regardless of how long you stay. If you move out or sell before the 10-year period ends, you repay the unforgiven portion of the 75% plus the full 25% balance. No monthly payments are required on the loan, and no interest accrues at any point. Forgiveness is automatic as long as you maintain continuous owner-occupancy.\"\n }\n },\n {\n \"@type\": \"Question\",\n \"name\": \"What is HIP 80 in San Antonio?\",\n \"acceptedAnswer\": {\n \"@type\": \"Answer\",\n \"text\": \"HIP 80 is the lower-income tier of San Antonio's Homeownership Incentive Program. While HIP 120 serves households earning up to 120% of the area median income, HIP 80 targets households at or below 80% AMI. HIP 80 typically offers more favorable terms because it serves buyers with greater financial need. Both programs provide forgivable 0% interest loans for down payment and closing costs, and both require owner-occupancy and homebuyer education. If your household income falls below the 80% AMI threshold, ask your lender whether HIP 80 qualifies you for a better assistance package than HIP 120.\"\n }\n },\n {\n \"@type\": \"Question\",\n \"name\": \"Can you combine HIP 120 with a VA Loan in San Antonio?\",\n \"acceptedAnswer\": {\n \"@type\": \"Answer\",\n \"text\": \"Yes. HIP 120 funds can layer on top of a VA Loan. Since VA Loans already require $0 down, the HIP 120 assistance typically goes toward closing costs that VA borrowers still pay (funding fee, title, appraisal, origination). The City of San Antonio allows HIP 120 with FHA, VA, USDA, and conventional financing as long as you use a participating lender. Veterans buying within San Antonio city limits can combine the VA Loan's zero-down-payment benefit with HIP 120's closing cost coverage for a very low out-of-pocket purchase.\"\n }\n },\n {\n \"@type\": \"Question\",\n \"name\": \"What other down payment assistance options exist in San Antonio?\",\n \"acceptedAnswer\": {\n \"@type\": \"Answer\",\n \"text\": \"Beyond HIP 120, San Antonio buyers can access several state and local programs. The Texas State Affordable Housing Corporation (TSAHC) offers grants and forgivable second liens through its Homes for Texas Heroes and Home Sweet Texas programs. The Texas Department of Housing and Community Affairs (TDHCA) runs the My First Texas Home program with assistance up to 5% of the loan amount. Bexar County periodically runs its own assistance fund as well. Some programs can be stacked, though lender and program rules vary. A participating lender can confirm which combinations work for your income level and loan type.\"\n }\n },\n {\n \"@type\": \"Question\",\n \"name\": \"Do you have to be a first-time homebuyer to qualify for HIP 120?\",\n \"acceptedAnswer\": {\n \"@type\": \"Answer\",\n \"text\": \"HIP 120 requires that you have not owned a home in the past three years, which is the standard federal definition of a first-time homebuyer. Exceptions exist for Veterans, displaced homemakers, and single parents who previously owned a home only with a former spouse. Other San Antonio-area programs like TSAHC's Homes for Texas Heroes do not impose a first-time buyer requirement at all. If you owned a home previously but sold it more than three years ago, you typically qualify again under the three-year lookback rule. Confirm current exceptions with the Neighborhood &amp; Housing Services Department.\"\n }\n },\n {\n \"@type\": \"Question\",\n \"name\": \"How do you contact San Antonio's housing department about HIP 120?\",\n \"acceptedAnswer\": {\n \"@type\": \"Answer\",\n \"text\": \"The program is administered by the City of San Antonio's Neighborhood &amp; Housing Services Department (NHSD). You can reach them at (210) 207-6600 or visit their program page at sanantonio.gov\/NHSD\/Programs\/DownPayment for application details, participating lender lists, and current income limits. Processing times vary based on funding availability, so start the conversation early in your homebuying timeline. NHSD staff can confirm whether you meet current eligibility requirements before you begin working with a lender. If you already have a loan officer, they may also initiate the HIP 120 process through an approved channel.\"\n }\n }\n  ]\n}\n<\/script>\n<\/div>\n<\/div>\n","protected":false},"excerpt":{"rendered":"<p>Connect with LRG \u2192 San Antonio&#8217;s Homeownership Incentive Program (HIP 120) provides first-time buyers up to $15,000 toward down payment and closing costs. The assistance comes as a zero-interest, zero-payment forgivable second loan through the city&#8217;s Neighborhood and Housing Services Department, meaning no monthly bill on that portion. You do have to stay in the [&hellip;]<\/p>\n","protected":false},"author":1,"featured_media":2641,"comment_status":"closed","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[20,64],"tags":[],"class_list":["post-2640","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-home-buying","category-lrg-blog"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.8 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>City of San Antonio Homeownership Incentive Program (HIP 120) - LRG Realty Blog<\/title>\n<meta name=\"description\" content=\"San Antonio HIP 120 offers first-time buyers up to $15,000 for down payment and closing costs with forgivable, zero-interest assistance\" \/>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/lrgrealty.com\/lrg-blog\/san-antonio-incentive-program-hip-120\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"City of San Antonio Homeownership Incentive Program (HIP 120) - 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