That "no" from 2024 might be a "yes" now

Can a 2024 "no" on down payment help be out of date?

Many buyers earning $90,000 or more were told in 2024 that they were not eligible for down payment help. That answer may already be out of date.

Down payment assistance programs are funded year over year, and the rules change often. Income limits had gone up again by mid-2026, and a program that turned someone down in 2024 may look very different now. That is one of five common myths that keep higher-earning renters renting.

Myth 1: "I make too much for any assistance"

Often not true. As of June 2026, some Texas programs had income limits past $170,000 in certain higher-cost or targeted areas. A big salary is rarely the real obstacle; the assumption is.

Myth 2: "I need 20% down"

That number is left over from another era. Some Texas loan programs offer 0% down for eligible buyers, and with others the minimum out of pocket is closer to 1% than 20%. If someone still says 20% is required, it is fair to ask where that comes from.

Myth 3: "It's just another loan I'll have to pay back"

Some down payment assistance is a loan. But many programs use forgivable second liens: the owner lives in the home for a set number of years, and the debt is forgiven. Not every program requires repayment.

Myth 4: "It's only for FHA loans"

Texas has down payment programs that work with conventional financing, and some with portfolio financing. Depending on the loan, that can mean lower mortgage insurance, or sometimes none, and faster equity than a typical FHA loan. Buyers steered to FHA on the assumption that assistance only works there may want a second look.

Myth 5: "I already checked, and I don't qualify"

This may be the most expensive myth. Programs are funded year over year, rules change, income limits adjust, and new programs launch while others expand. A check from more than 12 months ago may be stale.

By mid-2026, several things had changed:

• Income limits on several Texas programs had been raised.
• New assistance options using conventional financing had been added.
• Some programs' income caps had gone higher.

Why might an old "no" not hold?

Most agents and lenders are not trying to mislead anyone. They may simply be working from outdated information, because the assistance landscape for higher earners has expanded and talking points have not always caught up. A 2024 answer may have been based on an income limit that has since changed, a program that has since expanded, FHA-only advice when conventional options now exist, or repayment terms that have been replaced with forgivable structures.

The only way to know whether an old "no" has become a "yes" is to check again with current information.

And the honest part

This is general education, not a commitment to lend or an offer of credit. Income limits, down payment minimums, mortgage insurance and program terms change and vary by program, lender and location. Verify current details with a licensed mortgage professional.