TDHCA My Choice Texas Home vs.TSAHC My First Texas Home: Which Is Right for You?

When first-time buyers in San Antonio ask me about down payment assistance, two programs come up in almost every conversation: TSAHC’s My First Texas Home and TDHCA’s My Choice Texas Home. Both are excellent. Both can significantly reduce — or eliminate — your out-of-pocket costs at closing. But they’re not identical, and understanding the differences helps you approach a lender conversation with much more clarity.

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Before the differences, it’s worth understanding how much common ground these two programs share:

• Both provide up to 5% of the loan amount in down payment and closing cost assistance
• Both offer a grant option (no repayment) and a deferred second lien option (0% interest, repaid at sale/refi)
• Both work with FHA, VA, USDA, and conventional loans
• Both require a 620+ credit score (minimum — actual requirements may vary by lender and current program terms)
• Both require homebuyer education before closing (HUD-approved online course)
• Both are administered through participating lenders — you don’t apply directly to the agency
• Both have income limits and purchase price caps that vary by county

The Key Differences

1. First-Time Buyer Requirement

This is the most significant difference between the two programs.

TSAHC My First Texas Home is specifically designed for first-time buyers. You must not have owned a home as your primary residence in the past three years. This is the standard federal definition of “first-time buyer” — it doesn’t mean you’ve literally never owned a home, but you must have been out of homeownership for at least three years.

TDHCA My Choice Texas Home is not exclusively limited to first-time buyers in all circumstances. Repeat buyers may be able to qualify in certain situations. This makes TDHCA’s program the more flexible option for buyers who’ve owned a home before and want to re-enter homeownership without waiting three years.

2. Administering Agency and Program Philosophy

TSAHC is a nonprofit organization created by the Texas Legislature with a specific focus on affordable housing. It has been operating continuously since 1994 and has a strong track record. TSAHC is known in the lending community for its program consistency and reliability.

TDHCA is a state government agency — the Texas Department of Housing and Community Affairs. Its programs are broader in scope, covering rental assistance, homeless programs, and more, alongside its homeownership programs. The My Choice Texas Home program reflects this broader mission of serving both first-time and some repeat buyers.

3. Participating Lender Networks

Not every lender participates in both programs. Some lenders offer TSAHC only. Some offer TDHCA only. Some offer both. This is one of the most practical reasons that working with an agent who can connect you to the right lender matters — a lender who only participates in one program can only offer you that one option, even if the other program would be a better fit for your situation.

4. Income and Purchase Price Limits

While both programs have income and purchase price limits, the specific numbers differ and change periodically. In Bexar County, the limits for both programs have historically been sufficient to cover the majority of the first-time buyer market — but you’ll need a lender to run your specific numbers against current limits.

The Full Side-by-Side Comparison

Feature	TSAHC My First Texas Home	TDHCA My Choice Texas Home
Assistance Amount	Up to 5% of loan amount	Up to 5% of loan amount
Grant Option?	Yes — no repayment required	Yes — no repayment required
Deferred Lien Option?	Yes — 0% interest, no monthly payments	Yes — 0% interest, no monthly payments
First-Time Buyer Required?	Yes (or 3-year non-owner)	Not exclusively — repeat buyers may qualify*
Min. Credit Score	620+ (lender may require higher)	620+ (lender may require higher)
Income Limits?	Yes — varies by county/household size	Yes — varies by county/household size
Works With FHA?	Yes	Yes
Works With VA?	Yes	Yes
Homebuyer Ed Required?	Yes	Yes (for first-time buyers)
Administered By	TSAHC (nonprofit)	TDHCA (state agency)

*Repeat buyer eligibility for TDHCA My Choice Texas Home should be verified with a participating lender, as requirements may vary. This table is for general comparison only and subject to change. Always verify with current program documentation and a licensed mortgage professional.

How Do You Choose?

Honestly, for most first-time buyers in San Antonio, you don’t need to make this choice yourself — your lender will run both programs and show you which one offers better terms for your specific situation at that moment. Program availability, current interest rates offered by each program, and lender participation all factor into which program is the better deal on any given day.

Here’s a simple guide:

• True first-time buyer (never owned)? → Both programs are potentially available. Let your lender compare them.
• Owned before but not in the last 3 years? → You may qualify for both. TSAHC’s first-time rule considers the 3-year window.
• Owned a home within the last 3 years? → TSAHC’s My First Texas Home is likely not available. TDHCA’s My Choice Texas Home may be an option. Verify with lender.
• VA-eligible? → Both programs work with VA loans. The combination of VA (no down payment) + DPA (closing cost assistance) can be very powerful.