Home Buying Options

In addition to all the programs, HUD funds approved housing counseling agencies throughout the country that can provide advice on many housing-related topics, including buying a home. Use this map to find one in your state.

home buying options

When homeowners default on their FHA loan, HUD takes ownership of the property, because HUD oversees the FHA loan program. These properties are called either HUD homes or HUD real estate owned (REO) property.

First-time home buyer costs can seem overwhelming. But, luckily, there are several loan programs for assistance with your down payment and closing costs, including charitable and government-sponsored programs. Local and federal tax credits can lessen the bite, and educational programs can offer help at every step.

For example, you can deduct the full amount of your mortgage insurance costs for a primary and one vacation home from your federal taxes if your mortgage is worth less than $750,000 ($375,000 if married filing separately). This deduction has currently been extended through the 2021 tax year. This includes private mortgage insurance (PMI) and mortgage insurance premiums (MIP) associated with FHA loans, as well as the guarantee fees for USDA loans and the funding fee for VA loans.

This also means that lenders can offer borrowers a lower interest rate. There are currently three government-backed loan options: FHA loans, USDA loans and VA loans. Each program has its own list of qualifications.

Fannie Mae offers first-time home buyers the chance to buy a foreclosed property for as little as 3% down with their HomePath program. You can even apply for up to 3% of your closing costs back through the program as well. Fannie Mae homes sell in as-is condition, so you may have to repair a few things before your new place is move-in ready. However, closing cost assistance can help make it more possible to cover these expenses.

Most government home buying assistance comes through state and local programs. Individual programs vary depending on location. You can view a complete list of state-specific buying resources on the HUD website.

You might qualify for charitable or nonprofit assistance if you have low to moderate income. Charities and nonprofits are non-government organizations that can offer you educational and financial resources when you buy a home. Nonprofits usually have income qualifications that dictate who can get help.

Some states also provide first-time homeowner assistance specifically for student loan borrowers. Home buyers who have a qualifying amount of student loans or have graduated recently could qualify for programs that reduce their mortgage rate, provide down payment assistance or offer specialty loans. Check your state website or consult a real estate professional to see what options are available to you.

If you opt for a government-backed loan like a USDA loan, VA loan or an FHA loan, note that your home also has to meet certain higher safety standards before you qualify. Local and state government programs also tend to have income restrictions.

Employer-sponsored programs are entirely up to the discretion of the employer and state sponsor if there is one. Many state-employer partnership programs also use the previously mentioned 3-year rule for deciding who is and who is not considered a first-time home buyer.

First-time home buyers have access to many grants, loans and financial help that can make buying a home easier. First-time buying assistance can include help with down payments and closing costs, tax credits or education. You might be able to get help from your local, state or federal government if you meet income standards.

The USDA loan program and the VA loan program allow eligible buyers to buy a house with no money. Both are available to first-time home buyers and repeat buyers alike. But they have special requirements to qualify.

The HomeReady and HomePossible programs can be especially helpful for first-time home buyers who earn low incomes. They offer easier qualification guidelines, including higher DTI limits and flexible income sources. Plus, these loans charge lower private mortgage insurance (PMI) rates than other conventional mortgages.

For example, home buyers using gift money for their down payment need to show get a gift letter from the donor. And the lender will want to see a clear paper trail showing where the funds came from and when they were deposited in your account.

There are more than 2,000 DPA programs nationwide, with assistance available in every state. Each program has its own guidelines, though most require you to be a first-time home buyer with a low-to-moderate income.

These include loan origination fees charged by the lender along with third-party fees required to set up your home loan (things like the credit report, home appraisal, title search, and underwriting fees).

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The federal government operates many first-time homebuyer loan programs. However, these often have special requirements regarding the location or type of property, or criteria for the borrower (like military service).

The Native American Direct Loan (NADL) provides financing to eligible Native American veterans and their spouses to buy, improve or build a home on federal trust land. This loan differs from traditional VA loans in that the VA is the mortgage lender. There is no down payment required with this type of loan, as well as no mortgage insurance, but there is a funding fee.

First-time homebuyers can more easily afford a home with the help of down payment assistance (DPA), which is a sum of money given as either a grant, second mortgage (with varying repayment terms) or matched savings.

Employer-assisted housing (EAH) programs help employees with housing needs, usually in neighborhoods near the workplace. This assistance can come in many forms, such as a forgivable loan coupled with required homeownership education. EAH programs are often limited to certain occupations, and there could be other restrictions, such as a first-time homebuyer or specific tenure requirement, or income limits.

Partner agencies in Massachusetts provide education, mortgage programs and more assistance for families and individuals to find the right home. Although DHCD does not provide mortgages directly to first-time homebuyers, there are many resources available.

My Mass Mortgage is a guide for potential homeowners and first-time homebuyers interested in homeownership. The website provides in-depth information on mortgage products, education courses and counseling for potential homeowners.

Please use the list of DHCD assisted Affordable Units for Sale to check the list of affordable units currently for sale to income-eligible first-time homebuyers. For application information, call the number listed.

First-time homebuyer education courses are offered throughout the Commonwealth and are required for most first-time homebuyer programs and loan programs. Check the Additional Resources to find a course near you.

Although DHCD does not provide mortgages directly to first-time homebuyers, there are many resources available. Check the Additional Resources for information on a number of state and federal mortgage products for first-time homebuyers. Many Massachusetts banks offer products for first-time homebuyers, call your local lender for more information.

Through the program options below, USDA Rural Development offers qualifying individuals and families the opportunity to purchase or build a new single family home with no money down, to repair their existing home, or to refinance their current mortgage under certain qualifying circumstances. There are also programs to assist non-profit entities in their efforts to provide new homes or home repair to qualifying individuals and families.

The City of Chicago established the Historic Chicago Bungalow Initiative in 2000 to help foster an appreciation of the Chicago Bungalow as a distinctive housing type, to encourage sympathetic rehabilitation of Chicago bungalows, and assist bungalow owners with adapting their homes to modern and energy efficiency needs, which in turn helps to strengthen Chicago neighborhoods.

The Chicago Housing Trust is a partner in the ownership process, giving homeowners access to many of the benefits of traditional ownership, along with a network of support to help ensure their ongoing success.

Through the Neighborhood Lending Program, the City of Chicago and Neighborhood Housing Services provide first and second mortgage loans or the purchase and purchase/rehab of 1-4 units for homeowners who might otherwise not be able to purchase a home.

MaineHousing offers First Home Loan mortgages through a statewide network of banks, credit unions and mortgage companies. A MaineHousing First Home Lender will help determine what you can afford to pay, what mortgage options are right for you, and help guide you from loan application through closing.

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