Trump First-Time Homebuyer Program (2026): Texas Update

If you are planning to buy your first home in Texas, you have likely seen headlines and social media posts claiming a new federal grant, tax credit, or 50-year loan is about to launch.

This October 2026 update breaks down what has and has not happened under the Trump administration and the 119th Congress, including the 2026 housing executive orders, the enacted 21st Century ROAD to Housing Act, and proposals that remain in committee.

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You will leave with a clear picture of current federal actions and a look at the Texas state programs buyers can apply for through a participating lender today.

Does a "Trump First-Time Homebuyer Program" Exist in 2026?

As of October 26, 2026, there is no federal "Trump first-time homebuyer program" and no enacted federal first-time homebuyer tax credit. Neither the White House nor Congress has created a new federal down payment grant or closing cost assistance fund for first-time buyers in 2026.

Instead, federal housing actions in 2026 have consisted of presidential executive orders, regulatory directives from federal housing agencies, and one housing bill that became law. For Texas buyers looking for help with cash to close, current assistance comes from existing state and local programs, not a new federal program.

The 2026 Housing Executive Orders: What Was Signed

The President has signed four housing-related executive orders on three dates in 2026. Based on the Federal Register and White House texts, none of them creates a first-time homebuyer program, grant, or tax credit.

January 20, 2026: EO 14376 on Institutional Investors

On January 20, 2026, the President signed Executive Order 14376, "Stopping Wall Street From Competing With Main Street Homebuyers" (published in the Federal Register at 91 FR 3023 on January 23, 2026). The order states a policy that large institutional investors should not buy single-family homes that families could buy, and it gave the Treasury Department 30 days to define the relevant terms.

March 13, 2026: EO 14393 and EO 14394 on Deregulation

On March 13, 2026, the President signed two executive orders:

• Executive Order 14393, "Promoting Access to Mortgage Credit"
• Executive Order 14394, "Removing Regulatory Barriers to Affordable Home Construction"

According to the White House March 2026 fact sheet and the Federal Register (March 18, 2026), these orders are deregulatory directives addressing Consumer Financial Protection Bureau (CFPB) mortgage rules, bank capital, and permitting. Neither order is a homebuyer program.

October 22, 2026: EO "Decreasing Housing Costs for the American People"

On October 22, 2026, the President signed an executive order titled "Decreasing Housing Costs for the American People." Implementation of the order is pending. According to the White House presidential action text and Real Estate News reporting from October 22, 2026, the order includes four main provisions:

1. Proactive mortgage-insurance cancellation pilot: The Federal Housing Finance Agency (FHFA) Director may direct Fannie Mae and Freddie Mac to pilot proactive mortgage-insurance cancellation, applying to new loans only.
2. Manufactured housing task force: It creates a Task Force on Manufactured Housing Innovation co-chaired by the Department of Housing and Urban Development (HUD) and FHFA, with a report due in 180 days.
3. Title-insurance-alternative pilot: It allows FHFA to expand the title-insurance-alternative pilot.
4. USDA and VA direct loan rates: It directs the U.S. Department of Agriculture (USDA) and the Department of Veterans Affairs (VA) to cut rates on their direct single-family loans, subject to law and appropriations.

This October 22, 2026 executive order contains no first-time homebuyer grant, no FHA provisions, and no manufactured-home chassis provisions.

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The 21st Century ROAD to Housing Act (P.L. 119-101)

The 21st Century ROAD to Housing Act (H.R. 6644) is the federal housing bill that became law in 2026. According to Congress.gov bill status records, the bill passed the Senate 85–5 and the House 358–32, and it became Public Law 119-101 on July 11, 2026, without the President's signature.

According to Congress.gov, a Holland & Knight analysis (August 25, 2026), and a Bipartisan Policy Center issue brief, the ROAD to Housing Act does not include a down payment or first-time homebuyer credit. Its provisions include:

• Section 1001 (Large Investor Cap): Bars investors that own 350 or more single-family homes from purchasing additional single-family homes, starting 180 days after enactment (approximately January 2027), with an exemption for build-to-rent properties.
• Section 301 (Manufactured Home Definition): Removes the permanent-chassis requirement from the federal manufactured-home definition and requires new HUD standards. The effective date and HUD implementation are unclear, and Texas Occupations Code §1201.003 (in TDHCA's 2023 statutory compilation) still defines a HUD-code manufactured home as built on a permanent chassis.
• Section 303 (FHA Title I Manufactured Home Loans): Raises FHA Title I manufactured home loan limits and extends maximum loan terms to 30 years. However, as of HUD Handbook 4000.1 (last revised August 12, 2026), HUD still prints the 2024 Title I dollar limits, and no HUD Title I letter implementing the new limits was found as of October 26, 2026. Buyers should confirm current Title I limits with a participating lender or HUD.
• Section 105 (Small-Dollar FHA Pilot): Creates an FHA small-dollar mortgage pilot for loans under $100,000.

FHFA, Fannie Mae, and Freddie Mac Actions in 2026

Alongside executive orders and legislation, the Federal Housing Finance Agency (FHFA) — which oversees Fannie Mae and Freddie Mac — has announced or addressed several mortgage policies in 2026:

• Fannie Mae and Freddie Mac $200 Billion MBS Purchase Directive: Per FHFA Director Pulte and the White House October 2026 fact sheet, a January 2026 directive for Fannie Mae and Freddie Mac to purchase $200 billion in mortgage-backed securities (MBS) is underway, having begun with $3 billion in purchases in January 2026 (as reported by Politico via NASCUS on January 9 and 15, 2026).
• The 50-Year Mortgage Was Shelved: Although FHFA Director Pulte floated the idea of a 50-year mortgage in November 2025, it has not been implemented. When asked in January 2026 whether the 50-year mortgage was still on the table, Pulte stated, "I think we have other priorities" (reported by Politico via NASCUS and Realtor.com via Yahoo Finance on January 12, 2026). No FHFA or GSE 50-year loan product exists.
• VantageScore 4.0 Credit Score Rollout: According to FHFA's credit scores policy page, FHFA allowed VantageScore 4.0 via an interim policy on July 8, 2025, followed by a limited rollout on April 22, 2026, and opened it to all approved lenders on September 9, 2026, with pricing aligned with Classic FICO on September 30, 2026. FICO 10T is approved but not yet deliverable, and the tri-merge credit report requirement remains unchanged for now.

What About the Trump First-Time Home Buyer Tax Credit and Other Proposals?

Searches for a trump first time home buyer tax credit often lead to bills introduced in Congress that have not become law. According to Congress.gov bill status records as of October 26, 2026, none of the following bills have advanced beyond committee referral:

Portable and Assumable Mortgage Proposals

Portable or assumable conventional mortgages are under evaluation only, with no FHFA or GSE product or rule found. In Congress, the MOVE Act (H.R. 10028) was introduced on August 3, 2026, by Rep. Kean and referred to the House Financial Services Committee.

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Other Federal Mortgage Rule Changes Texas Buyers Should Know (2025–2026)

While no federal first-time homebuyer program was created, federal agencies changed borrower residency rules in 2025 and issued related guidance in 2026:

• FHA Residency Requirements (HUD Mortgagee Letter 2025-09 & Title I Letter 490): Dated March 26, 2025, and effective for FHA case numbers assigned on or after May 25, 2025, HUD removed the non-permanent resident eligibility category in its entirety for both Title II single-family loans and Title I manufactured home and property improvement loans. Under current HUD Handbook 4000.1 (revised August 12, 2026), eligible borrowers are limited to U.S. citizens, lawful permanent residents, and citizens of the Federated States of Micronesia, the Republic of the Marshall Islands, or Palau. According to a HUD press item dated October 9, 2026 (republishing HousingWire data from ICE), non-permanent residents' share of FHA purchase originations dropped from about 5.8% to about 0.1% after the change.
• USDA Residency Waiver Ended: Effective March 18, 2025, USDA ended the temporary waiver that had allowed non-citizens with a Social Security Number and work authorization (such as an Employment Authorization Document) to apply for USDA guaranteed loans (per 7 CFR 3555.151(b) and Pennymac Correspondent Announcement 25-30).
• 2026 Federal Guidance on Immigration Status and ITINs: The CFPB's "Statement on Ability to Repay and Immigration Status" (FR Doc. 2026-11447, scheduled for publication June 8, 2026, citing Executive Order 14406) is a statement, not a new rule. It reminds creditors that ability-to-repay rules under TILA and Regulation Z may obligate consideration of a consumer's immigration status especially where removal from the United States may disrupt the consumer's income. Separately, FinCEN issued Advisory FIN-2026-A002 on June 5, 2026, noting that using an ITIN in place of an SSN or valid work authorization may be a relevant risk factor calling for enhanced due diligence, though it does not ban ITIN lending.

Real First-Time Homebuyer Programs Available in Texas Today

Separate from federal actions, Texas has state and local homebuyer programs that buyers apply for through participating lenders.

Statewide Programs: TDHCA and TSAHC

Texas has two primary statewide housing agencies whose programs are offered through participating lenders:

• Texas Department of Housing and Community Affairs (TDHCA): Runs the My First Texas Home Program (for first-time buyers and veterans) and the My Choice Texas Home Program (which includes repeat buyers).
• Texas State Affordable Housing Corporation (TSAHC): Runs the Homes for Texas Heroes program (for eligible full-time professions such as public K-12 teachers, first responders, corrections officers, and veterans) and the Home Sweet Texas Home Loan Program for low- and moderate-income buyers, with no profession requirement.

Each program sets its own credit score requirements, assistance options, and Texas homebuyer income and purchase price limits. Program interest rates are set daily by TDHCA and TSAHC, and a participating lender can quote today's rate and current published limits. Buyers apply for TDHCA and TSAHC programs through a participating lender — our team helps you check eligibility, compare Texas home loan options, and get connected.

Veterans and Local Texas City Programs

Depending on where you live and whether you have served in the military, you can also explore:

• Texas Veterans: The Texas Veterans Land Board Home Loan (VLB) and standard VA loans.
• City and County Programs: Local down payment assistance in major metros, including the Houston Homebuyer Assistance Program, the Dallas Homebuyer Assistance Program, San Antonio Homebuyer Assistance Programs, and Austin Down Payment Assistance.
• Full Directory: Browse our guide to Texas First-Time Home Buyer Grants & Programs (2026) and review the baseline requirements to buy a house in Texas or Texas FHA loan requirements.

Bottom Line: Next Steps for Texas First-Time Buyers

As of October 26, 2026, there is no federal "Trump first-time homebuyer program," no 50-year mortgage, and no enacted federal first-time homebuyer tax credit. The 2026 executive orders and the 21st Century ROAD to Housing Act address institutional investors, agency pilots, and manufactured housing. Down payment help available today comes from existing state and local programs.

If you want to see which state, local, or standard loan programs fit your budget and credit profile, our team can help you review your numbers, compare options, and get connected with a participating lender.

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