You don't need 20% down to buy a home in Texas. Oz Lending helps you tap into grants, forgivable loans, and state programs that can cover some — or all — of your down payment and closing costs.
Who it's for: Teachers, firefighters, EMS, police, corrections officers, veterans, and allied healthcare professionals.
What you get: Up to 5% of your loan amount as a grant or forgivable second lien toward down payment and closing costs.
Best part: The grant option doesn't require you to stay in the home any minimum period.
Who it's for: Any Texas homebuyer who meets income limits — no first-time buyer requirement.
What you get: Up to 5% of your loan amount toward down payment and closing costs, paired with a 30-year fixed rate mortgage.
Best part: Open to repeat buyers — if you sold a home years ago and want back in, this program works.
Who it's for: First-time homebuyers (or anyone who hasn't owned in 3 years), veterans, and targeted area buyers.
What you get: Down payment and closing cost assistance up to 5% of the loan amount with a competitive 30-year fixed rate.
Best part: Can be paired with a Mortgage Credit Certificate — a federal tax credit worth up to $2,000 per year.
Who it's for: Any Texas homebuyer meeting income and property requirements — no first-time buyer rule.
What you get: Down payment and closing cost assistance available with conventional, FHA, VA, and USDA loans.
Best part: Maximum flexibility — works for repeat buyers and a wide range of loan types.
Who it's for: Buyers purchasing within specific Texas cities or counties with local DPA programs.
What you get: Additional assistance that often stacks with statewide programs — varies by location.
Best part: Includes Dallas, Fort Worth, Houston, Austin, San Antonio, Rockwall County, and more.
Down payment assistance isn't a standalone loan — it's extra help that layers on top of your main mortgage.
Here's how a typical deal looks at Oz Lending.
Conventional, FHA, VA, or USDA — we'll match you with the right one based on your credit, income, and goals.
Based on your income, location, loan amount, and occupation, we identify every DPA program you qualify for.
Your DPA comes through as a grant or second lien. It shows up on your closing disclosure as a credit.
Walk into your new home having brought only a few thousand dollars to closing — sometimes nothing at all.
DPA eligibility varies by program, but most Texas programs share common requirements.
If most of the following describe you, there's a strong chance you qualify for at least one program.
Myth
DPA is only for low-income buyers.
Reality
Texas DPA programs have generous income limits — often well above $100,000 for a household. Middle-income earners qualify for most statewide programs.
Myth
DPA has to be paid back with interest.
Reality
Some DPA is a grant — you never pay it back. Others are forgivable liens that disappear after a few years. Only a small portion require repayment, and those are typically at 0% interest.
Myth
Using DPA will slow down your closing.
Reality
When you work with a lender that knows these programs — like Oz Lending — adding DPA doesn't meaningfully slow your timeline. We stack DPA on Texas loans routinely.
Myth
DPA is only for first-time buyers.
Reality
Several Texas programs (Home Sweet Texas, My Choice Texas Home) are open to repeat buyers who meet income limits.
Committed to giving you all the support and guidance you need.
Most Texas programs offer 3% to 5% of your loan amount, though some local programs go higher. On a $300,000 loan, that's $9,000 to $15,000 — and in many cases it can be combined with seller concessions to cover almost all your upfront costs.
Sometimes. Certain city programs can be stacked with statewide TSAHC or TDHCA assistance. We'll look at what's available in your specific area and structure the deal to maximize what you get.
Some DPA programs come with a slightly higher interest rate on the first mortgage in exchange for the assistance. For most buyers, the savings on upfront costs more than outweigh the rate difference. We'll run the numbers both ways so you can make an informed decision.
It depends on the program. Grants never have to be repaid. Forgivable liens are forgiven after a set period (usually 3-10 years) and have to be repaid if you sell before that. We'll explain exactly what applies to your specific DPA before you close.
Yes. Even though VA loans already allow zero down, many veterans use DPA to cover closing costs and funding fees, bringing their total out-of-pocket close to zero. The TSAHC Homes for Texas Heroes program is especially popular with veterans.
We've helped Texas buyers navigate state and local DPA programs for years. We know which programs are currently funded, which ones to pair with your loan type, and how to structure the deal to maximize your benefit.
Adding DPA to your loan shouldn't slow you down. Our team has the process down to a science — we'll keep your closing on track while handling the DPA paperwork behind the scenes.
You'll leave our first conversation understanding exactly what DPA options you qualify for, what each one costs you, and which one actually makes sense. No pressure, no surprises at closing.
1101 Ridge Road Ste. 249
Rockwall, TX 75087
Phone: (214) 587-9046
marketing@ozlending.com