Special Announcement about NHS of San Antonio Lending Programs

We regret to inform you that until further notice, NHS of San Antonio has suspended our Lending Program (Down Payment & Closing Cost Assistance Loans). We continue to monitor the impact of COVID 19 on the local economy and we plan to reopen our lending efforts in the near future.  We apologize any inconvenience this may cause you and your clients, but please know that we remain committed to the community and are making important short term adjustments to be more responsive to our community’s most immediate needs. Please visit our website for future updates.  Thank you for your understanding and please stay safe.

NHSSA Lending Partners

Jefferson Bank - IMortgage - New American Funding - Bank Of America - Wells Fargo Home Mortgage - New Penn Financial - Home Bridge Financial Services - Quicken Loans - Southwest Funding -AmeriPro Funding - Pilgrim Mortgage - Residential Bankcorp - BBVA Compass Bank - Cardinal Mortgage - Gold Financial - IBC Mortgage - New Penn Financial Mortgage - BBVA Compass Bank - Broadway Bank - Wallick & Volk - First Cal Texas - NextGen Mortgage

First Lien Mortgage Loan


A first lien mortgage loan is the primary loan that pays for the property.

Neighborhood Housing Services of San Antonio, Inc (NHSSA) is now offering first lien mortgage loans to families in San Antonio with competitive rates and loan programs. The maximum median family income for  “first lien mortgage loans” is 120% percent of the HUD income limits. See chart below to see if you fall within the guidelines for a first lien mortgage.

Our staff has been certified to handle these types of mortgages so we’re ready to jump into the market as a full service loan provider. Are you ready to start down the path toward homeownership? Give us a call and we'll help you get started. Or, you can begin to apply online for a first lien loan.

You can apply for a first-lien mortgage here.

First Lien Loans - Adjusted Income Limits for San Antonio - 120% of Median Income Limits

Family of 1 - $59,650   *   Family of 2 - $68.150   *   Family of 3 - $76,700   *   Family of 4 - $85,200   *   Family of 5 - $92,000          Family of 6 - $98,850   *   Family of 7 - $105,650   *   Family of 8 - $112,450

Second Lien Mortgage Loan


A second lien mortgage loan is what NHSSA uses to help with down payment assistance.

Neighborhood Housing Services (NHS) of San Antonio has several programs to financially assist potential homebuyers with the purchase of a home. Potential homebuyers must meet the income guidelines listed below to qualify.

If you are looking for a down payment assistance loan, please call our office at 210-533-6673.


You can download this document by clicking on this link.

Loan Guidelines


NHS of San Antonio requires the following guidelines to be met by prospective buyers to qualify for our programs:


EMPLOYMENT: Minimum of 2 years consistent history, preferably in the same line of work; you may still qualify if you have employment gaps, provided that they are not longer than 6 months within a period of 2 years.


INCOME LIMITS: Total household income should not exceed 120% average median income for eligibility purposes.


RESIDENCY: Applicants must be a US citizen or permanent resident.


HOME BUYER EDUCATION CLASS: Mandatory and must be completed prior to closing.


OUT OF POCKET FUNDS: Minimum investment on Conventional Loan is $500.  If using FHA, minimum investment of own funds is 3.50% of sales price.


TRADITIONAL CREDIT: No minimum credit scores.


ELIGIBLE PROPERTY FOR PURCHASE: New or existing single family home, Condo/townhome, & manufactured home (permanently affixed).


SPECIAL CONSIDERATIONS: All clients must be first-time homebuyers as defined by HUD – cannot have owned a home within three (3) years of initial applications. Non-Purchasing Spouses (NPS): NHS and its current lending partners do allow NPS. However, for eligibility purposes, all household income must be revealed and verified. Please note that NHS will counsel the NPS if derogatory credit is an issue.

You can download our 2nd lien guidelines and checklist by clicking on this link.

One on One Credit/Housing Counseling

Every applicant to our program is given the opportunity to talk to one of our counselors and take advantage of our home buyer counseling. During a typical home buyer counseling session, our HUD-certified housing counselor will do the following:


  • A personalized Credit and Budget Analysis – The counselor assesses your financial profile - including your employment history, credit history and assets - to determine which steps you need to take to be ready to begin the home buying process.

  • A personalized Affordability Analysis – Considering your stable income, your assets and your financial obligations, your counselor will determine how much home you can afford so you can begin shopping for your home.

  • A personalized Action Plan – This will serve as your step by step guide to successful home ownership. Your NHS counselor will work with you every step of the way to get you ready to purchase a home.


The counseling session costs $30 which primarily pays for NHSSA obtaining a credit report.


If the obstacle for you to be able to purchase a house is high debt, the housing counselor will look into your financial situation. Analyze the amount of debt and develop a debt management plan. The counselor will also develop a spending plan –budget- to ensure that you not only pay your debt, but also that you start saving money towards the purchase of your home and most importantly, to get you prepared to live within your means. This way, when you purchase your home, you will be ready to live within your specific budget and make your house payment. 


If your problem is credit the housing counselor will provide free credit counseling. During a typical credit counseling meeting the counselor will review your credit report, and discuss the issues on your credit. He will listen to your explanation of the issues and make recommendations on the best course of action to repair your credit. You will be given goals and very specific assignments to complete within a certain amount of time. The counselor will ask you to report back to him every so often, depending on the type of issues you may have. There is a $30 charge for this credit counseling.

Foreclosure Prevention

If you are a client of NHS and you are struggling to make your mortgage payment we can help. Depending on your situation, the housing counselor will listen to you, make recommendations and coach you to get you back on track. If this is your case, please call the housing counselor immediately.

NHSSA Loan Disclaimer

No statement on this site is a commitment to make a loan. Loans are subject to borrower qualifications, including income, property evaluation, sufficient equity in the home to meet Loan-to-Value requirements, and final credit approval. Approvals are subject to underwriting guidelines, interest rates, and program guidelines and are subject to change without notice based on applicant’s eligibility and market conditions.


The mission of Neighborhood Housing Services (NHS) of San Antonio is "Building Successful Families and Communities Through Housing Opportunities."


Neighborhood Housing Services

851 Steves Ave.

San Antonio, Tx 78210



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