The Method
How stacking works.
Most buyers use one program. Texas buyers who maximize savings layer them - base loan, assistance, credits, concessions, and lender incentives - within rules that vary by loan type.
The Texas Savings Cake
5 layers. One closing.
Base Loan
FHA · VA · USDA · Conventional
Layer 01
Down Payment Assistance
TDHCA · TSAHC · city programs
Layer 02
Mortgage Credit Certificate
Up to $2,000/yr federal tax credit
Layer 03
Seller Concessions
3–9% of price toward closing
Layer 04
Lender Credits
Rate buydowns · closing cost offsets
Layer 05
Concession & assistance limits by loan type
Stacking only works inside the rules. These are the federal/agency caps every Texas buyer should know before negotiating.
| Loan type | Concession cap | Minimum down |
|---|---|---|
| FHA | 6% seller concessions | 3.5% down |
| Conventional (LTV > 90%) | 3% seller concessions | 3–5% down |
| Conventional (LTV 75–90%) | 6% seller concessions | 10%+ down |
| VA | 4% concessions + unlimited closing costs | $0 down |
| USDA | 6% seller concessions | $0 down |
Worked Example · Austin
$350,000 home → $23,400 in stacked savings
- FHA loan · 3.5% down ($12,250)Base
- TDHCA My First Texas Home grant+ $10,000
- 30% Mortgage Credit Certificate+ $1,950/yr
- Seller concession (4%, within FHA 6% cap)+ $14,000
- Lender credit at quote stage+ $1,500
Total savings at the table
$23,400
Ready to build your stack?
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