No jargon, no pressure, no assumption that you already know how this works. Here is what it costs, what happens when, and what help exists for first-time buyers in Texas.
Not 20% down
Most first-time buyers here close with 3% to 5%, or zero with VA.
Assistance exists
TSAHC and TDHCA offer down payment help and tax credits in Texas.
Ask anything
There is no dumb question and no cost to ask it.
Renting has costs too
Compare against your actual rent, not against zero.
What you actually need to get started
Steady documented income, a credit profile a lender can work with, and cash for a down payment plus a few thousand dollars in transaction costs. That is the honest list. The 20% down myth keeps more people renting than any real barrier does.
Start with a lender conversation even if you are twelve months out. It costs nothing, and if there is something to fix in your credit or documentation, twelve months is plenty of time to fix it.
Two years of employment history, or a documented explanation
Down payment of 0–5% depending on program
Option fee, inspection, and appraisal cash of roughly $1,000–$2,000 up front
Restraint on new credit from application through funding
Texas assistance programs worth checking
The Texas State Affordable Housing Corporation (TSAHC) and the Texas Department of Housing and Community Affairs (TDHCA) both offer down payment assistance as grants or second liens, along with Mortgage Credit Certificates that convert part of your annual mortgage interest into a federal tax credit.
Several are not limited to first-time buyers, and teachers, first responders, veterans, and corrections officers often qualify for enhanced terms. Some cities in the area run their own assistance programs as well. Income and purchase price limits apply and change annually — a participating lender can confirm eligibility in one conversation.
Where first-time buyers get into trouble
Three patterns show up over and over: stretching to the top of the approval and having nothing left for maintenance, skipping the inspection to win a competitive offer, and opening credit for furniture before the loan funds.
The fourth is emotional — falling for the third house you see and then negotiating from a position where you cannot walk away. There will be another one. I will tell you plainly when a home is not worth the number.
What owning costs after closing
Budget roughly 1% of the home's value annually for maintenance, plus your escrowed taxes and insurance. In North Texas, expect foundation watering in summer, hail-related roof claims eventually, and HVAC service twice a year.
File your homestead exemption in the year after you close. It lowers your taxable value and caps annual assessment increases on your primary residence. It is free, it takes a few minutes online, and a surprising number of new owners never do it.
Questions
Frequently asked
How much money do I need saved?
For a $325,000 home with 3.5% down, roughly $11,400 down plus $8,000–$12,000 in closing costs — less if the seller contributes or you qualify for assistance. Some buyers close for well under $10,000 total.
Am I still a first-time buyer if I owned before?
Most programs define it as not having owned a primary residence in the last three years, so many repeat buyers qualify again.
Should I buy or keep renting?
Depends on how long you will stay. Under about three years, transaction costs usually favor renting. Beyond that, fixed principal and interest against rising rents typically favors buying.
What does it cost to work with you as a buyer?
We put representation terms in writing before touring, including compensation and whether the seller is contributing. You will see the numbers before you commit to anything.
Can I buy with student loan debt?
Yes. Lenders count the payment, not the balance, and income-driven plans are handled differently by program. It is a very common file.
Client Stories
Reviews from real clients
Verified reviews from past clients are published here. Happy to connect you directly with recent sellers who can speak to the process first-hand.
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