First-Time Homebuyer Programs Fort Worth TX 2026: Fort Worth HAP, TSAHC Grants, FHA, and VA

I'm Bond Peter Njoku (NMLS #2670329) and I help first-time buyers close on homes in Fort Worth every month. Fort Worth is one of the most affordable major cities in the DFW area — median home prices run $250,000–$380,000, well below the DFW average — and the combination of local programs, state DPA grants, and VA benefits makes it one of the most accessible markets for first-time buyers in Texas. Fort Worth also has a significant veteran and active duty population thanks to Naval Air Station Joint Reserve Base Fort Worth, making it one of the strongest VA loan markets in North Texas. Here's what first-time buyers in Fort Worth need to know for 2026.

What first-time homebuyer programs are available in Fort Worth TX in 2026?

Fort Worth offers a city-specific program that other DFW cities lack, in addition to the standard state programs:

Fort Worth Homebuyer Assistance Program (HAP) — up to $25,000 as a forgivable loan, forgiven at 20% per year over 5 years. After 5 years in the home, you repay nothing. Available to first-time buyers purchasing within Fort Worth city limits at income levels at or below 80% of area median income (roughly $60,000–$75,000 for 1–4 person households depending on household size). Requires a homebuyer education course and pairs with FHA loans.

TSAHC Home Sweet Texas — a grant of 3–5% of the loan amount, never repaid. Available in Tarrant County with a Tarrant/Dallas County income limit of $97,200 for 1–4 person households. Requires 620 FICO. No first-time buyer requirement.

TDHCA My First Texas Home — up to 5% deferred, forgiven at year 3. Same $97,200 income cap for Dallas/Tarrant County. Requires first-time buyer status or veteran re-entry.

VA loans — for eligible veterans and active duty, this is the best deal available: $0 down, no monthly MIP, no income limit for the VA benefit itself. Fort Worth buyers near NAS JRB should always check VA eligibility first before looking at FHA or DPA programs.

How do loan programs compare for Fort Worth first-time buyers?

Note that Fort Worth is in Tarrant County, where the TSAHC/TDHCA income limit is $97,200 — lower than Collin County's $119,700. That's still generous enough to cover most Fort Worth first-time buyer households, especially in a city where the median home price is well below the DFW average.

What will my mortgage payment be on a Fort Worth TX home?

At Fort Worth's median of roughly $320,000, here's a 5% down FHA purchase at 7.0% on a 30-year fixed:

• Purchase price: $320,000
• Down payment (5%): $16,000
• Loan amount: $304,000
• Principal & interest: approximately $2,023/month
• FHA annual MIP (0.55%): approximately $139/month
• Tarrant County property taxes (~2.2%): approximately $587/month
• Homeowners insurance: approximately $140/month
• Total PITI: approximately $2,889/month

With a TSAHC 5% grant ($16,000), the down payment is covered. Closing costs on a $320,000 Fort Worth purchase typically run $5,500–$7,500. FHA allows sellers to contribute up to 6% ($19,200) toward closing costs. Many of my Fort Worth first-time buyers bring $2,500–$4,500 to closing total after stacking the grant with seller credits.

Can I stack the Fort Worth HAP with TSAHC?

In some cases, yes — but only one DPA program can typically be layered on a single FHA loan at a time, depending on how the programs are structured. The Fort Worth HAP and TSAHC have separate income limits: HAP requires income at or below 80% of area median income (generally lower threshold), while TSAHC allows up to $97,200 for Tarrant County. If your income is below both thresholds, I'll run both scenarios to see which combination gives you the most assistance.

Last fall I helped a Fort Worth couple — both school employees in FWISD, combined income of $78,000 — with a $295,000 purchase. Their 623 FICO qualified for FHA and for TSAHC's 5% grant ($14,750). Because their income was also below the Fort Worth HAP threshold, we applied for HAP assistance as well. The combined assistance zeroed out both the down payment and most of the closing costs. They closed with $1,800 out of pocket — the home inspection fee and first-year insurance premium.

VA loans in Fort Worth — what first-time veteran buyers need to know

I close VA loans in Fort Worth regularly. With NAS JRB Fort Worth and several National Guard units in Tarrant County, Fort Worth has one of the strongest veteran buyer bases in DFW. Key facts for Fort Worth VA buyers in 2026:

• $0 down payment for first-time VA loan use
• No monthly mortgage insurance — saves $100–$200/month vs. FHA
• VA funding fee of 2.15% (first-time use, financed into the loan) — waived entirely if 10%+ service-connected disability
• No loan limit for buyers with full entitlement
• 620 credit score is my recommended minimum for the best rate; 580 is the floor

On a $320,000 Fort Worth VA purchase with zero down, your P&I at 7.0% on a 30-year fixed is approximately $2,129/month (loan of $326,880 including 2.15% funding fee). Add taxes ($587) and insurance ($140) for a total PITI of roughly $2,856/month — and with no monthly MIP, that's comparable to or lower than an FHA payment on the same home.

How do I start the home buying process in Fort Worth?

1. Pre-approval call (15 minutes): I determine which programs you qualify for — HAP, TSAHC, VA — and tell you the exact cash-to-close you're looking at, same day.
2. Pre-approval letter (1–2 days): Fort Worth realtors require a letter before showings. DPA pre-approval is noted in the letter so sellers understand your financing.
3. Home search (2–6 weeks): Fort Worth has the best inventory in the DFW market for first-time buyers — more choices under $350,000 than any other major DFW city.
4. Under contract to close (30–45 days): FHA with DPA runs 35–45 days; VA typically runs 30–40 days with a Fort Worth VA-savvy appraiser.