{"id":5434,"date":"2026-06-11T20:25:54","date_gmt":"2026-06-11T14:25:54","guid":{"rendered":"https:\/\/lrgrealty.com\/lrg-blog\/?p=5434"},"modified":"2026-06-12T06:19:04","modified_gmt":"2026-06-12T00:19:04","slug":"no-money-down-homes-san-antonio","status":"publish","type":"post","link":"https:\/\/lrgrealty.com\/lrg-blog\/no-money-down-homes-san-antonio\/","title":{"rendered":"No Money Down Homes in San Antonio: 2026 Guide"},"content":{"rendered":"
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Three loan programs offer true $0 down payment in or near San Antonio: VA loans for eligible Veterans and Military families, USDA loans in qualifying outer Bexar County areas, and FHA combined with down payment assistance that covers the entire 3.5% requirement. The belief that you need $20,000 to $30,000 saved to buy a San Antonio home is outdated. At 620 credit, TSAHC grants cover most of the FHA or conventional down payment, producing an effective $0 out of pocket. This page covers every zero-down and low-down path available in 2026, what each actually costs beyond the down payment, and which programs are accepting applications now.<\/p>\n

Check Zero-Down Options →<\/a>
\nAffordability Calculator<\/a><\/p>\n

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$0<\/div>\n
VA Down Payment<\/div>\n<\/div>\n
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$0<\/div>\n
USDA (outer Bexar)<\/div>\n<\/div>\n
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5%<\/div>\n
TSAHC Grant (covers FHA down)<\/div>\n<\/div>\n
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620<\/div>\n
Min for DPA Programs<\/div>\n<\/div>\n<\/div>\n<\/div>\n<\/div>\n
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Quick Answers<\/div>\n

Zero-down home buying at a glance<\/h2>\n<\/div>\n
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True $0 down programs<\/div>\n
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VA<\/b>$0 down. No PMI. Veterans\/Military only.<\/span><\/div>\n
USDA<\/b>$0 down. Eligible outer Bexar areas. 640+.<\/span><\/div>\n
FHA + DPA<\/b>3.5% down covered by TSAHC grant at 620+.<\/span><\/div>\n<\/dl>\n<\/div>\n<\/div>\n
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What “zero down” still costs<\/div>\n
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Closing costs<\/b>2-4% of price. $5,800-$11,600 on $290K.<\/span><\/div>\n
Earnest money<\/b>$1,000-$3,000. Refundable with option period.<\/span><\/div>\n
Inspections<\/b>$300-$600. Paid upfront, not financeable.<\/span><\/div>\n<\/dl>\n<\/div>\n<\/div>\n
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Ways to cover closing costs<\/div>\n
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Seller concessions<\/b>Up to 6% on FHA. Negotiate in contract.<\/span><\/div>\n
City HIP<\/b>Covers closing + down. Paused FY 2026.<\/span><\/div>\n
Lender credits<\/b>Trade a higher rate for closing cost credit.<\/span><\/div>\n<\/dl>\n<\/div>\n<\/div>\n
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Score requirements<\/div>\n
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VA<\/b>No VA min. 620 most lenders. Some at 580.<\/span><\/div>\n
USDA<\/b>640 typical. Some at 620 with manual UW.<\/span><\/div>\n
FHA + TSAHC<\/b>620 for TSAHC. FHA itself accepts 580.<\/span><\/div>\n<\/dl>\n<\/div>\n<\/div>\n<\/div>\n<\/div>\n<\/section>\n
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Top Questions<\/div>\n

Three things buyers ask first about zero-down homes<\/h2>\n<\/div>\n
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\nCan I really buy a home in San Antonio with no money down?<\/summary>\n
Yes. VA requires $0 down for eligible Veterans. USDA requires $0 in eligible outer Bexar areas. FHA at 3.5% combined with TSAHC DPA at 620 covers the down payment with a grant. Closing costs can be covered by seller concessions up to 6% on FHA. The total out-of-pocket can be $0 to $1,000.<\/div>\n<\/details>\n
\nDo I need perfect credit for a zero-down home?<\/summary>\n
No. VA has no VA-set minimum. USDA typically requires 640. FHA + TSAHC DPA requires 620. Below these thresholds, credit repair to reach the next level takes 3 to 6 months. A 580 buyer is one threshold away from the full zero-down menu.<\/div>\n<\/details>\n
\nWhat is the catch with no-money-down programs?<\/summary>\n
The down payment is $0 but other costs remain. VA has a funding fee (2.15%, waived if disabled). USDA has a guarantee fee (1% upfront, 0.35% annual). FHA has MIP (0.55% annual for life). Closing costs run 2% to 4%. These costs are real but can be financed or covered by other programs.<\/div>\n<\/details>\n<\/div>\n<\/div>\n<\/section>\n
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VA Loans<\/div>\n

VA zero-down: the strongest no-money-down path in San Antonio<\/h2>\n<\/div>\n
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The VA home loan requires exactly $0 down payment at any loan amount up to the conforming limit of $832,750. There is no private mortgage insurance. For JBSA families, BAH at E-5 with dependents of $1,869 per month covers the full VA PITI on a home up to approximately $295,000, which is above the $290,000 SA metro median. The VA loan is available to active-duty Service Members, Veterans with qualifying service, National Guard and Reserve members with qualifying service, and eligible surviving spouses.<\/p>\n

The non-obvious issue is the VA funding fee, which is the hidden cost of VA zero-down. First-time VA use at $0 down carries a 2.15% funding fee, which is $6,235 on a $290,000 loan. This fee can be financed into the loan. Even with the fee financed, VA monthly payments are lower than FHA because VA has no monthly mortgage insurance. Disabled Veterans at any rating are exempt from the funding fee entirely, making VA the cheapest mortgage product in America for disabled Veterans. For the full VA breakdown including BAH math and lender overlays, see our VA bad credit guide<\/a>.<\/p>\n<\/div>\n

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