Most buyers delay homeownership for years thinking they need 20% down. Here's reality: The median down payment for first-time buyers in DFW is 6%. On a $300,000 home, that's $18,000—not $60,000. FHA loans require just 3.5% down. Some conventional loans accept 3%. Texas assistance programs can cover thousands more. The barrier isn't as high as you think—but you need a strategy to reach it.
Your Down Payment Progress Tracker
Set your goal and track your progress. Watch it grow.
Estimated Timeline to Goal
Based on current savings rate. Want to speed this up? The strategies below can help.
10 Proven Down Payment Acceleration Strategies
Pick the strategies that fit your life. Most buyers use 3-4 of these simultaneously.
Expense Optimization
Most people have $500+ per month hiding in their current spending. It's not about deprivation—it's about intentional cuts in areas that don't matter to you.
How It Works:
- Audit last 3 months of expenses
- Identify subscription bloat ($40-100/mo)
- Negotiate bills (insurance, internet, phone)
- Cut convenience spending (food delivery, impulse buys)
- Automate savings the day you get paid
Strategic Side Hustle
A targeted side hustle for 12-18 months can dramatically accelerate your timeline. The key: choose something with low startup costs and quick cashflow.
Best Options:
- Freelance your existing skills (design, writing, coding)
- Weekend rideshare/delivery driving
- Virtual assistant work (evenings)
- Online tutoring in your expertise
- Pet sitting/dog walking
Down Payment Assistance Programs
Texas has multiple programs offering grants (free money) and forgivable loans. These stack with your savings—not replace them.
Available in DFW:
- Texas State Affordable Housing Corporation (up to 5%)
- My First Texas Home (up to $15,000)
- TSAHC Home Sweet Texas (3.5%-5%)
- Dallas County HFA programs
- City-specific first-time buyer grants
Gift Funds from Family
Lenders allow gift money from family members for down payments. It's legitimate, legal, and often easier to navigate than people think.
Rules to Know:
- Must come from blood relative or spouse
- Requires gift letter stating it's not a loan
- Need paper trail (bank statements)
- Can cover entire down payment (FHA)
- Conventional loans require 5% of your own money
Tax Refund Optimization
Most people get refunds because they overpay taxes all year. Adjust your W-4 to keep more per paycheck AND bank your annual refund directly into down payment savings.
Two-Part Strategy:
- Keep current withholding for guaranteed refund
- Auto-deposit entire refund to savings
- Claim all eligible credits (EITC, Child Tax Credit)
- Consider adjusting W-4 after first refund
- Use refund advance if buying in spring
Strategic Decluttering
Most people have $1,000-3,000 worth of stuff they don't use. Electronics, furniture, clothes, sports equipment—turn clutter into cash.
High-Value Items:
- Electronics (laptops, phones, tablets)
- Furniture you'll replace anyway
- Designer clothes/shoes/accessories
- Exercise equipment collecting dust
- Tools, cameras, musical instruments
Employer Assistance Programs
Many large employers (hospitals, universities, tech companies) offer homebuyer assistance programs. Most employees don't know they exist.
How to Find Out:
- Check HR benefits portal
- Ask HR directly about homebuyer programs
- Look for relocation assistance policies
- Union members: check union benefits
- Teachers: explore educator-specific programs
Roth IRA First-Time Buyer Withdrawal
First-time buyers can withdraw up to $10,000 from Roth IRA earnings for a home purchase without the 10% early withdrawal penalty.
Rules:
- Account must be open 5+ years
- Contributions withdrawable anytime (no penalty)
- $10,000 limit on earnings withdrawal
- Must be used within 120 days
- Consult financial advisor first
Automated Savings Apps
Apps like Qapital, Digit, or Acorns automate savings based on spending patterns, round-ups, or custom rules. Set it and forget it.
How It Works:
- Round up purchases to nearest $1-5
- Save a % of every transaction
- Auto-save based on spending patterns
- Transfer to high-yield savings monthly
- Combine with bank auto-transfers
12-Month Lifestyle Sprint
Temporarily downgrade big expenses for 12-18 months. Move home with parents, get a roommate, sell your car for cheaper one. It's temporary for a permanent gain.
Big Moves:
- Move to cheaper apartment/get roommate ($300-800/mo)
- Downgrade car payment ($200-500/mo)
- Move home with family temporarily ($800-1,500/mo)
- Cancel gym for home workouts ($30-100/mo)
- Cut streaming/subscriptions ($50-150/mo)
DFW Down Payment Assistance Programs
These programs offer grants (free money you don't repay) or forgivable loans (forgiven after you live there 5-10 years). Income limits apply, but they're higher than you think.
My First Texas Home
Forgiven: After 10 years
Can be used for: Down payment + closing costs
• First-time buyer (or haven't owned in 3 years)
• Income limits: $108,350 (Dallas County, 1-2 person household)
• Must complete homebuyer education
• Purchase price limits apply
TSAHC Home Sweet Texas
Pairs with: Low-interest mortgage
Can cover: Down payment OR closing costs
• First-time buyer
• Income limits: ~$110,000 for DFW metro
• Credit score: 640+ (FHA) or 660+ (Conventional)
• Must occupy as primary residence
Dallas County HFA
Forgiven: After 10 years
Can be used for: Down payment + closing costs
• Must purchase in Dallas County
• Income limits vary by area
• First-time buyer preferred
• Homebuyer education required
Tarrant County Programs
Varies by: Specific city programs
Can be used for: Down payment assistance
• Must purchase in Tarrant County
• Income limits: ~$95,000-115,000
• Credit score minimums apply
• Programs vary by city (Fort Worth, Arlington, etc.)
Educator Programs
Who qualifies: Teachers, administrators, staff
Special benefit: Often no first-time buyer requirement
• Work for qualifying school district
• Some require purchase in district boundaries
• Full-time employment required
• May combine with other programs
VA & Military Programs
Benefit: No down payment required
Plus: Texas Vet Land Board loans
• Active duty, veteran, or eligible spouse
• Certificate of Eligibility (COE) required
• Competitive interest rates
• No PMI required
Find $500/Month: Expense Optimizer
Enter your typical monthly spending in each category. We'll show you where the savings are hiding.
🚗 Transportation
🍕 Food & Dining
📺 Subscriptions
🛍️ Shopping & Misc
Your Potential Monthly Savings
Based on typical savings: 25% reduction in dining, 50% reduction in subscriptions, 30% reduction in shopping
Gift Money From Family: The Complete Guide
Family gifts are one of the most common (and legitimate) ways to boost your down payment. Here's everything you need to know.
Who Can Give Gift Money?
Allowed donors:
✅ Parents, grandparents, siblings
✅ Spouse or domestic partner
✅ Aunts, uncles, nieces, nephews
✅ Fiancé (with marriage within 60 days)
Not allowed:
❌ Friends
❌ Employer
❌ Real estate agent or loan officer
How Much Can Be Gifted?
FHA Loans: 100% of down payment can be gifted
Conventional Loans:
• If putting down less than 20%: you must contribute at least 5% of your own money
• If putting down 20%+: 100% can be gifted
Note: There's no maximum dollar amount on the gift itself
Required Documentation
What Lenders Need:
- Signed gift letter (lender provides template)
- Donor's bank statement (showing funds available)
- Your bank statement (showing deposit)
- Wire transfer or check documentation
Gift letter must state: donor's name, relationship, gift amount, property address, and explicitly say "This is a gift, not a loan."
Tax Implications
For You (Recipient):
✅ Gifts are NOT taxable income
✅ You don't report it on taxes
✅ No tax consequences for you
For Donor:
• Up to $18,000/person (2024) is tax-free
• Married couple can gift $36,000 tax-free
• Amounts over limits require gift tax form (but rarely owe tax due to lifetime exemption)
Timing Matters
Best Practice: Gift funds should be in YOUR account at least 60 days before applying for mortgage.
If Gifted During Process:
• Full paper trail required
• Gift letter needed immediately
• May need "seasoning period" explanation
• Wire transfer is cleanest method
Pro tip: Don't deposit cash. Everything must be traceable.
Common Mistakes to Avoid
❌ Calling it a "loan" in documentation
❌ Promising to pay it back (even informally)
❌ Depositing cash that can't be traced
❌ Getting gift after you're already in contract
❌ Not keeping deposit documentation
❌ Trying to hide the source of funds
Remember: Lenders verify EVERYTHING. Full transparency = smooth process.
Many first-time buyers feel uncomfortable asking family for help. But here's the reality: over 40% of first-time buyers receive gift money from family. It's normal. It's common. And it's often the smartest way to avoid PMI or reach the 20% down threshold faster. If your family is able and willing to help, there's no shame in accepting. You're building generational wealth—and one day, you might be able to help your own children the same way.
Side Hustle Ideas for Down Payment Savings
A temporary side hustle (12-18 months) can add $500-2,000/month to your savings rate. Filter by your skills and time availability.
Freelance Your Skills
Use platforms like Upwork, Fiverr, or Toptal to freelance your existing skills. Writing, design, coding, marketing, consulting—if you do it at work, you can freelance it.
Rideshare/Delivery Driving
Drive for Uber, Lyft, DoorDash, or Instacart on your schedule. Peak hours (Friday/Saturday nights, meal times) earn 2-3x more per hour.
Virtual Assistant
Help entrepreneurs with admin tasks, email management, scheduling, social media. Platforms like Belay, Time Etc, or direct outreach to small businesses.
Online Tutoring
Tutor students online in subjects you know. Wyzant, Tutor.com, or direct-to-student. Math, science, test prep, and English as second language pay best.
Pet Sitting/Dog Walking
Use Rover or Wag to find local pet sitting gigs. Overnight sitting pays $40-75/night. Dog walking is $15-30 per 30-minute walk.
Event Staffing
Work weddings, corporate events, or concerts through staffing agencies. Bartending, serving, setup/breakdown. Weekend focused, good hourly pay + tips.
Task Services (TaskRabbit)
Help people with furniture assembly, moving, yard work, handyman tasks. Set your own rates ($30-60/hour common) and choose jobs that fit your schedule.
Create Online Course
Package your expertise into a course on Teachable, Udemy, or Skillshare. Upfront work, but becomes passive income. Tech, business, creative skills sell best.
A $1,000/month side hustle for 18 months = $18,000 saved. On a $300,000 home, that's your entire down payment for an FHA loan. The temporary sacrifice = permanent asset. Most people who accelerate their timeline do it with a combination: expense cuts ($300/mo) + side income ($700/mo) + one-time windfalls (tax refund, selling stuff, gift money) = home in 12-18 months instead of 4-5 years.
Your 90-Day Down Payment Acceleration Plan
Combine multiple strategies for maximum impact. Most buyers see $500-1,500/month acceleration within 90 days.
Week 1-2 Financial Audit & Quick Wins
- Review last 3 months of bank/credit card statements
- Identify subscription bloat and cancel unused services ($40-100 saved)
- Call to negotiate car insurance, phone bill, internet ($50-150 saved)
- Set up automatic transfer to separate savings account (pay yourself first)
- List high-value items you can sell (electronics, furniture, clothes)
Week 3-4 Research Assistance Programs
- Research DFW down payment assistance programs (see list above)
- Check if your employer offers homebuyer assistance (ask HR)
- Determine eligibility for Texas first-time buyer programs
- Schedule consultation with our verified lender to discuss program eligibility
- Complete any required homebuyer education courses
Week 5-6 Launch Income Acceleration
- Choose 1-2 side hustle options that fit your skills/schedule
- Set up profiles on relevant platforms (Upwork, Rover, TaskRabbit, etc.)
- Complete any onboarding/background checks required
- Set income goal: $500-1,000/month minimum
- Start selling unused items (list 10-20 items this week)
Week 7-8 Family Conversations (If Applicable)
- Have honest conversation with family about potential gift assistance
- Discuss your homebuying timeline and down payment goal
- If they're willing to help, explain gift letter requirements
- Plan timing of gift transfer (ideally 60+ days before mortgage application)
- Review gift tax implications together (usually none up to $18K/person)
Week 9-10 Optimize & Scale
- Review first month of expense cuts—what's working? What's not?
- Analyze side hustle earnings—on track for $500+ goal?
- Adjust strategy based on what's actually working for YOUR life
- Look for additional optimization (meal prep to cut food costs, etc.)
- Celebrate wins—you're building momentum!
Week 11-12 Review & Sustain
- Calculate total acceleration achieved (expenses cut + income added)
- Project new timeline to down payment goal with current rate
- Decide if you need to add/adjust strategies
- Set up quarterly check-ins to stay on track
- Connect with our verified lender to update on your progress