Texan's Guide to 100% Financing

Start with the programs. Compare the numbers. Choose the path that fits.
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SETH Mortgage Programs TSAHC Mortgage Programs Chenoa Mortgage Programs
01 / Texas option

SETH

Southeast Texas Housing Finance Corporation programs pair a 30-year first mortgage with down-payment and closing-cost assistance — often up to 5% of the loan amount — so you can buy with less cash at closing.

  • Who it fits

    Primary-residence buyers across much of Texas. No first-time buyer requirement on the common SETH paths.

  • How the help works

    Assistance is usually a second lien: short-term forgivable options, or longer deferred options with no monthly payment on the second.

  • Geography check

    Not available in Travis County, or inside El Paso, Grand Prairie, and McKinney city limits. Austin buyers often start with TSAHC or Chenoa instead.

Decide with: county income limits, minimum credit score for the chosen path, homebuyer education, and the full monthly payment after the assistance structure — not the down-payment number alone.

Compare your numbers SETH program overview
02 / Texas option

TSAHC

Texas State Affordable Housing Corporation programs cover the whole state — including Travis County — with fixed-rate first mortgages and selectable down-payment assistance levels.

  • Who it fits

    Texas buyers who need statewide coverage, including Austin-area purchases, and want to choose how much assistance to take.

  • How the help works

    Commonly 2%, 3%, 4%, or 5% of the loan amount as a grant or a short deferred forgivable second, depending on the current product.

  • Path choice

    Standard income-limited tracks and profession-focused paths (such as Heroes) can change which package is available.

Decide with: your county income limit, whether a grant or forgivable second is on the table, first-mortgage rate for that assistance level, and whether a Mortgage Credit Certificate (MCC) should sit beside the loan.

Compare your numbers TSAHC homebuyer hub
03 / Assistance option

Chenoa

Chenoa Fund pairs with eligible FHA first mortgages and can cover the full FHA down payment — typically 3.5% or 5% of the purchase price — so cash-to-close is the decision, not whether you can form a down payment.

  • Who it fits

    Buyers using FHA who need the down payment covered and want a clear choice between a forgivable second and a repayable second.

  • How the help works

    Forgivable seconds usually carry 0% interest and no monthly payment if on-time first-mortgage payments meet the forgiveness clock. Repayable seconds add a monthly payment over a shorter term.

  • Tradeoff

    More assistance can raise the first-mortgage payment or add a second payment. The “lowest cash at closing” option is not always the lowest monthly cost.

Decide with: 3.5% vs 5% assistance, forgivable vs repayable structure, credit/income overlays for the current product, and the combined monthly payment you can hold comfortably.

Compare your numbers Chenoa program details

Choose the path that fits — not the loudest offer.

Use the programs above as a shortlist. The right answer is the one that clears your purchase with a payment, timeline, and risk profile you understand.

  • Start with location

    Travis County or excluded SETH cities? Lead with TSAHC or Chenoa. Elsewhere in Texas, keep SETH in the comparison.

  • Then cash vs payment

    More assistance can mean less cash today and a higher monthly payment. Put both numbers on one page before you choose.

  • Then structure

    Grant, forgivable second, or repayable second changes what you owe if you sell, refinance, or miss payments.

Apply with Ivan Call (415) 271-7740

Educational overview only. Program rules, income limits, rates, fees, and availability change. Nothing here is a commitment to lend, a rate lock, or a guarantee of approval.