You rarely need 20% down. Every state's housing finance agency offers grants or low-cost loans for the down payment and closing costs. Below are 92 of their programs — filter by state and by how the money is repaid, then check what the help is really worth before you sign.
State guides with city and county programs and income limits by county: California · Florida · Michigan · New York · Texas · Washington
A 0% forgivable loan of $3,000 to $25,000 for the down payment and closing costs, with no monthly payment. One-tenth is forgiven on each closing anniversary, so it is fully forgiven after 10 years. Funding is allocated in rounds and can run out.
A low-rate second mortgage (at least $3,000) paired with a CHFA first mortgage; it can be combined with Time To Own.
MaineHousing's fixed-rate first-time buyer mortgage plus $5,000 toward the down payment and closing costs (more for two- to four-unit homes) without raising the loan amount. Requires a homebuyer-education class and a contribution of 1% of the loan, which can be a gift.
A 0.50% rate discount on the First Home Loan for eligible veterans and service members, with the $5,000 Advantage included.
Up to $30,000 for first-time buyers using a MassHousing first mortgage, available in every city and town, with the rate and repayment terms set by household income. MassHousing discontinued its expanded 0% deferred option in June 2026, so confirm current terms with a participating lender.
New Hampshire Housing's fixed-rate first mortgages with a cash-assistance second mortgage in fixed amounts of $5,000, $10,000 or $15,000 for the down payment and closing costs (it switched from percentage-based amounts in 2024).
The New Jersey Housing and Mortgage Finance Agency's homebuyer programs, including a First Generation program for buyers whose parents didn't own a home, provide up to $22,000 toward the down payment and closing costs with an NJHMFA first mortgage.
The greater of $3,000 or 3% of the price, up to $15,000, at 0% with no payments, forgiven over 10 years; it raises the SONYMA first-mortgage rate by 0.40%. Buyers contribute 1% of the price (3% for co-ops and 3–4 family homes).
A limited $7.5 million pool offering up to $30,000 for first-time buyers at or below 60% of area median income on homes up to $500,000, first come, first served.
PHFA down-payment and closing-cost assistance of 5% of the price with no dollar cap, as a second loan forgiven 10% a year over 10 years with no monthly payment. Requires a 660 credit score.
The lesser of 4% of the price or $6,000, as a 0% second mortgage repaid monthly over 10 years; employees of participating employers can get up to $8,000.
Down-payment and closing-cost help of up to 6% of the price or $20,000, whichever is lower, as a 15-year second loan available only with a RIHousing first mortgage; 620 minimum credit score.
15kDPA offers up to $15,000 as a 0% loan to first-time buyers within RIHousing limits. FirstGenHomeRI is a limited pilot giving first-generation buyers $25,000 at 0%, forgiven after five years, in designated communities.
A 0% loan of up to $10,000 ($15,000 for some incomes) for the down payment and closing costs, repaid when you sell, refinance or pay off the first mortgage; for first-time buyers with a VHFA MOVE loan and no more than $20,000 in liquid assets.
A $15,000 grant for down payment and closing costs for first-generation buyers, combinable with ASSIST, first come, first served.
Assistance equal to 6% of the purchase price, up to $15,000, for the down payment and closing costs of first-time buyers; IHDA opened reservations in March 2026.
IHDA's longer-running options: 4% up to $6,000 forgiven monthly over 10 years, 5% up to $7,500 as a 0% loan repaid when you sell or refinance, or 10% up to $10,000 repaid monthly over 10 years at 0%.
IHCDA's first-time buyer program: a 30-year fixed FHA or conventional loan plus down-payment assistance of 5% of the price as a 0%, no-payment second mortgage, repaid when you sell, refinance or move out.
Down-payment assistance of 2.5% or 3.5% of the price for qualifying buyers who don't have to be first-timers.
The Iowa Finance Authority's first-time buyer mortgage, paired with either a $2,500 grant or a second loan of up to 5% of the price with no monthly payments (repaid on sale, refinance or payoff). IFA's assistance options change on November 2, 2026, adding a 3% second-mortgage option.
A $5,000 grant for eligible service members and veterans that can be combined with FirstHome or Homes for Iowans, while funding lasts.
A 0% forgivable second mortgage of up to $40,000 — up to 20% of the price for households below 50% of area median income and 15% for those at 51–80% — forgiven after 10 years. It covers the state except Topeka, Lawrence, Wichita, Kansas City and Johnson County, which run their own programs; buyers contribute 1% of the price.
Up to $10,000 for the down payment, closing costs and prepaids as a 0%, no-payment loan repaid when you sell, refinance or pay off the first mortgage. It must be paired with an MSHDA MI Home Loan (conventional, FHA or USDA); homebuyer education is required.
MSHDA's 30-year fixed first mortgage for first-time buyers statewide and repeat buyers in targeted areas, with a 640 minimum credit score and a $566,355 statewide price limit from June 1, 2026.
A 0%, no-payment second mortgage of up to $14,000 ($18,000 for DPL Plus) repaid when the first mortgage ends, available with a Minnesota Housing Start Up or Step Up first mortgage.
Up to $14,000 repaid monthly over 15 years at the first mortgage's rate; it cannot be layered with the deferred loans. Start Up borrowers invest the lesser of 1% of the price or $1,000 of their own funds.
MHDC's first-time buyer mortgage, optionally with cash assistance of 4% of the loan for the down payment and closing costs.
For first-time and repeat buyers above First Place's income limits: 4% of the mortgage as a second loan that shrinks by 1/60 a month after year five and is fully forgiven after 10 years in the home. A 640 credit score and 45% debt-to-income are typical requirements.
NIFA pairs a first mortgage with a second mortgage of up to 5% of the price for the down payment and closing costs, repaid over 10 years at 1%. For buyers who haven't owned a home in three years, with homebuyer education required; the first mortgage carries a slightly higher rate than NIFA's no-assistance option.
A companion NIFA down-payment second mortgage with a household income limit of $182,800 and a $485,500 one-unit price limit as of July 2026.
NDHFA assistance equal to 3% of the first mortgage for the down payment, closing costs and prepaids, used with its FirstHome loan for buyers who haven't owned a home in three years; it can't be stacked with other assistance programs.
A parallel NDHFA 3% assistance option for one- and two-unit homes where the buyer lives in one unit.
OHFA assistance of 3% of the price with a conventional loan or 3.5% with an FHA, VA or USDA loan (for reservations since July 1, 2025), forgiven after seven years; sell sooner and it must be repaid. Credit minimums are 640 (650 for FHA).
A discounted OHFA mortgage rate plus 3% or 3.5% down-payment assistance for first-time buyers who earned a college degree within 18 months of reserving the loan; the assistance is forgiven over five years if they stay in Ohio.
SD Housing's first mortgage with down-payment and closing-cost assistance of 3% or 5% of the loan, as a 0% second mortgage with no monthly payments that is due when you sell or refinance. Available to first-time buyers (no home in the past three years) and, through Fixed Rate Plus, repeat buyers.
WHEDA's down-payment assistance of $1,000 up to 6% of the price, as a 10-year fixed second mortgage at the first mortgage's rate; with a WHEDA first mortgage it can mean close to 100% financing.
A $7,500, 0% second mortgage with no monthly payments, repaid when the first mortgage is paid off or refinanced; it reopened in January 2026 with limited, first-come funding and lower income limits.
A 30-year fixed first mortgage paired with down-payment assistance of 4% of the sales price, capped at $10,000, carried as a 10-year second mortgage. It is not limited to first-time buyers; a 640 credit score, a debt-to-income ratio of 45% or less and a homebuyer-education course are required.
A first-mortgage program funded by mortgage revenue bonds for first-time buyers, with income and purchase-price limits.
From $1,000 up to $15,000 for the down payment, closing costs or principal reduction, as a 10-year second mortgage available only with an ADFA StartSmart or Move-Up first mortgage.
An ADFA 30-year fixed first mortgage with no first-time-buyer requirement, a 640 minimum credit score and a household income cap set in the program guidelines.
A 0% second mortgage equal to 3% of the first mortgage for the down payment and closing costs, with no monthly payment; it is repaid on sale, refinance or transfer. For first-time buyers with a 620+ credit score (housing counseling required at 659 or below).
A second mortgage of 5% of the first mortgage for buyers using an FHA 203(k) limited loan to buy and repair a home.
Gap financing of up to $202,000 plus up to $4,000 for closing costs for first-time buyers earning up to 110% of area median income, run by DC's Department of Housing and Community Development. Lower-income households make no payments; moderate-income households start principal-only payments in year six.
DCHFA's first-mortgage program with a deferred 0% down-payment loan sized to your required minimum down payment; open to repeat buyers as well, with a 640 minimum credit score.
Up to 5% of the first mortgage ($10,000 minimum, $35,000 maximum) as a 0%, 30-year deferred second mortgage for full-time workers in eligible occupations such as health care, schools, first response and child care. It is not forgivable. The 2025-26 money was fully committed on February 20, 2026, and the Legislature appropriated another $50 million for 2026-27, so confirm with a lender that funds remain.
A 0% deferred second mortgage of up to $10,000 with an FHA, VA, USDA or conventional first mortgage from Florida Housing; assistance is only available with its first-mortgage products.
A 0% second mortgage with no monthly payment for the down payment and closing costs — up to $10,000 for most buyers, and up to $12,500 under the PEN tier (public protectors, educators, health-care workers and active military) or the CHOICE tier (households with a family member living with a disability). Repaid on sale, refinance or move-out; requires $1,000 of your own money and homebuyer counseling.
A Georgia Dream variant of down-payment assistance for eligible veterans.
Up to $12,500 for the down payment and closing costs, repaid at 4.75% over 15 years, available only with a Kentucky Housing Corporation first mortgage. KHC made the $12,500 level permanent.
A Louisiana Housing Corporation bond-funded first mortgage for first-time buyers with a second mortgage equal to 4% of the loan, forgiven after five years of owner occupancy. Income must be under 115% of area median (140% in targeted areas).
4% assistance for active law-enforcement officers, firefighters, paramedics and certified teachers, who don't need to be first-time buyers.
The Maryland Mortgage Program's first-time buyer loan with a 0% deferred second lien of 3%, 4% or 5% of the first mortgage, or a flat $6,000 that can be layered with up to $2,500 in Partner Match funds from participating employers and organizations. A 640 minimum credit score applies.
For borrowers at or below 50% of area median income: a 0%, 30-year deferred loan equal to 6% of the first mortgage.
Mississippi Home Corporation pairs a 30-year fixed first mortgage with a flat amount for the down payment and closing costs — $7,000 at 0% repaid on sale or refinance under its Smart program, or $8,000 under Easy8. Pre-purchase homebuyer education is required for all MHC products.
Trusty10 provides $10,000 as a second mortgage at 2% over 15 years; Home4All offers up to $25,000 for households below 80% of area median income that haven't owned a home in three years.
The NC Housing Finance Agency's mortgage for first-time and move-up buyers earning up to $152,000, with down-payment assistance of up to 3% of the loan that is forgiven 20% a year in years 11–15. Homes up to $495,000; 640 minimum credit score.
$15,000 in down-payment assistance for first-time buyers and military veterans, used with the NC Home Advantage Mortgage; county income limits apply.
Up to 3.5% of the loan amount from the Oklahoma Housing Finance Agency, applied first to closing costs and then to reducing the first mortgage, alongside its first-mortgage programs.
OHFA prices loans at special interest rates for teachers, law enforcement, firefighters and EMS (SHIELD) and Oklahoma state employees.
Forgivable down-payment assistance of 3% or 4% of the loan with no monthly payment, with no first-time buyer requirement, a 640 minimum credit score and a borrower income limit of $135,750.
Down-payment assistance as a 0% second lien with a 15-year term that is forgiven if you stay in the home for the full term. SC Housing's 2026 Palmetto Heroes round for teachers, nurses, first responders and veterans offered $10,000 and has closed.
THDA down-payment assistance paired with a Great Choice first mortgage: up to 5% of the price (maximum $15,000) as a 30-year amortizing second loan, or a deferred 0% second mortgage forgiven after 10 years. Requires a 640 credit score and homebuyer education.
Eligible military members and veterans can waive the first-time buyer requirement anywhere in Tennessee and receive up to $15,000 or 5% of the price in assistance.
TDHCA's first-time buyer loan with down-payment and closing-cost assistance of 2% to 5% of the loan, as a second lien that is either deferred and repaid over 30 years or forgiven after three years; it can be combined with a Mortgage Credit Certificate worth 15% of annual mortgage interest as a federal tax credit.
TSAHC assistance of up to 5% of the loan, as a grant or as a second lien forgiven after three years, for teachers, first responders, corrections officers, nursing faculty, veterans and active military — first-time or repeat buyers. 620 credit score and homebuyer education required.
A grant — never repaid — of up to 2.5% of the price with a Virginia Housing FHA bond loan or 2% with a conventional bond loan, for first-time buyers (waived in targeted areas) who put down at least 1%.
A 30-year fixed second mortgage that can cover the whole down payment — up to 3.5% (5% with a 680 score) on FHA loans or 3% (4.5%) on conventional — for first-time and repeat buyers.
Up to $12,000 for the down payment and closing costs as a 2%, 15-year second mortgage — roughly $72 a month at the full amount — available only with the Fund's Homeownership or Movin' Up first mortgage.
The West Virginia Housing Development Fund's mortgage for buyers who don't need to be first-timers, with a single statewide income limit of $171,120 and a $350,000 price limit since January 2026.
AHFC's rate-reduced loans for buyers who haven't owned a primary residence in the past three years. First Home has no income or purchase-price caps; First Home Limited carries lower rates but has income and acquisition-cost limits.
AHFC lets borrowers layer options onto a loan: an Energy Efficiency Interest Rate Reduction (on the first $250,000 of the loan for commitments since October 2024), a subsidized rate for lower-income borrowers, and a State Veterans preference.
The Arizona Industrial Development Authority's statewide program pairs a first mortgage with up to 4% for the down payment and closing costs, as a second mortgage forgiven after 60 months (repayable if you sell or refinance sooner). One borrower must complete homebuyer education, and an income cap applies.
A companion AzIDA program offering assistance of 4% of the first mortgage as a non-forgivable second lien repaid on sale or refinance; it is offered in every county except Maricopa and Pima.
A deferred-payment junior loan of up to 3.5% of the price with a CalHFA FHA first mortgage, or 3% with a CalHFA conventional loan. Nothing is due until you sell, refinance or pay off the home. For first-time buyers within CalHFA income limits who complete homebuyer education.
A shared-appreciation loan of up to 20% of the price (capped at $150,000) for first-generation, first-time buyers. You repay the amount plus a share of the home's appreciation when you sell or refinance. Funding is limited and awarded by lottery; the 2026 application window ran February 24 to March 16, 2026 and is closed.
Either a grant of up to 3% of the first mortgage (capped at $25,000) that never has to be repaid, or a second mortgage of up to 4% (capped at $25,000) repaid when you sell, refinance or pay off the first loan. Requires a 620 mid credit score, at least $1,000 of your own money and a CHFA homebuyer class.
Up to $25,000 in deferred down-payment assistance with an FHA 30-year fixed loan for buyers whose parents did not own a home.
HHFDC's below-market 30-year fixed first mortgage for Hawaii residents (formerly Hula Mae), launched in December 2025. It can be paired with a second mortgage equal to 4% of the first loan at 1% simple interest with no monthly payments, due on sale, refinance or maturity. Income and county price limits, a 660 credit score and homeownership counseling apply.
A fixed-rate second mortgage for the down payment and closing costs on a purchase, priced 2 points above the first-mortgage rate and repaid over 15 years. It pairs with an Idaho Housing first loan; income limits and Finally Home! homebuyer education apply.
Idaho Housing reopened its tax-exempt (bond-funded) first loan for first-time buyers in March 2026; it can be combined with the second-mortgage assistance.
Up to 5% of the price, capped at $15,000, as a 15-year second loan at the same fixed rate as the Montana Board of Housing 30-year first mortgage. Requires a 620 credit score, homebuyer education and at least $1,000 of your own cash (which can be a gift).
The Nevada Housing Division's statewide program offers down-payment assistance of 2% to 5% of the loan, depending on loan type and tier, as a 0%, no-payment second mortgage. Income up to $165,000 and prices up to $832,750 qualify.
$7,000 for the down payment and closing costs as a 0% second mortgage that may be forgiven after 10 years, for first-time buyers at or below 80% of area median income.
FirstDown adds up to 4% of the price as a fixed-rate second mortgage with Housing New Mexico's FirstHome loan; FirstDown Plus is a $15,000 third-mortgage loan for qualified first-time buyers.
Oregon Housing and Community Services' first mortgages with down-payment assistance of 4% of the loan (5% for its focused demographic groups), usable for the down payment, closing costs and prepaids. Households at or below 80% of area median income get a forgivable, no-payment second lien; above that it is repaid monthly at 1 point over the first-mortgage rate. NextStep doesn't require first-time buyer status.
Funded by Utah's Legislature (SB 240, 2023): up to $20,000 at 0% with no monthly payment toward the down payment, closing costs or a permanent rate buydown on a newly built home priced up to $450,000, used with a Utah Housing first mortgage while funds last.
A fully amortizing 30-year second mortgage at 2 points over the first-mortgage rate, available only with a Utah Housing first loan.
Down-payment assistance from the Washington State Housing Finance Commission for buyers affected by racially restrictive covenants and other past housing discrimination in Washington. A 2025 law (HB 1696) raised the income ceiling to 120% of area median income and allows the loans to be forgiven for some buyers. It is funded by a $100 fee on recorded real estate documents.
The Commission's first-mortgage programs, which can be paired with its down-payment assistance loans; House Key Opportunity targets lower-income buyers and economically distressed areas.
Wyoming Community Development Authority down-payment assistance of up to $15,000 as a fixed-rate, fully amortizing loan with a maximum 10-year term, used with its Advantage first mortgage; 620 credit score and a $1,500 borrower contribution (giftable).
WCDA's second down-payment assistance option; ask a participating lender which first mortgages it pairs with and the current maximum.
No program matches these filters.
These are the main programs of each state's housing finance agency, not every city or county program. Amounts, income limits and funding change during the year — confirm the current terms with the agency or a participating lender before you apply. Spotted an outdated program? Tell us.
Only some of it. The amount a program advertises says nothing about whether you pay it back — the structure does.
| Type | Repaid? | When | Monthly payment | Programs in our table | Example |
|---|---|---|---|---|---|
| Grant | No | Never, once the program's conditions are met | None | 6 | Virginia Housing Down Payment Assistance Grant |
| Forgivable loan | Only if you leave early | Sell or refinance before the forgiveness date (some forgive a share each year) | None | 19 | Pennsylvania K-FIT: forgiven 10% a year over 10 years |
| Deferred loan | Yes | When you sell, refinance or pay off the first mortgage | None | 23 | Michigan MI 10K DPA: 0%, repaid at sale or refinance |
| Repayable second | Yes | Monthly, over its own term | Yes — on top of the mortgage | 19 | Kentucky Housing: up to $12,500 at 4.75% over 15 years |
Ask each lender for a quote with and without the program, then run both through the calculator below. A small grant on a higher rate can cost more than it saves within a few years.
Run the numbersEnter the amount from your program's own terms — not the advertised maximum. You'll see your cash to close and monthly payment with and without the help, and what it's really worth if you sell or refinance.
Forgiven by year 5, so nothing is owed at a sale in year 7.
30-year fixed first mortgage; monthly figures are principal and interest only — no taxes, insurance or mortgage insurance. The default rate is Freddie Mac's 30-year average for the week of November 5, 2026. Assistance is capped at your down payment plus closing costs. No discounting: a dollar in year 7 counts the same as a dollar today. For the full purchase picture, use the down payment calculator and the affordability calculator.
Probably, even if you've owned before. The federal definitions most programs use count you as a first-time buyer if you haven't owned a home in the three years before you buy — including joint ownership, under Fannie Mae's wording.
You can still count after owning if:
Agency loans funded by mortgage revenue bonds can also skip the three-year test for veterans (once) and for homes in targeted areas. Each program applies its own version, so confirm with the agency.
Sources: 42 U.S.C. §12704(14) (HUD programs), 26 U.S.C. §143(d) (bond-funded loans), Fannie Mae Selling Guide E-3-06.
Down payment assistance (DPA) sits on top of a normal first mortgage and covers some of the cash you'd bring to closing. You apply through a lender approved by the program, usually with the agency's own first loan.
Of the 92 state programs in our table, 6 offer a grant, 19 a forgivable loan, 23 a deferred loan and 19 a second loan repaid monthly.
It depends on the structure. Grants are never repaid. Forgivable loans are wiped out after you live in the home for a set number of years, but selling or refinancing sooner can trigger repayment.
Deferred loans have no monthly payment, yet they are still debt, repaid when you sell, refinance or pay off the mortgage. Repayable seconds add a monthly payment.
Most programs set an income limit for your area and household size, a minimum credit score, a cap on the home price and a homebuyer-education course.
Many require you to be a first-time buyer and to use the agency's first mortgage through a participating lender. Some ask for a small contribution of your own money, often $1,000 or 1% of the price.
Almost always. Agencies set them by county and household size, often as a share of area median income.
In our table, Louisiana's MRB Assisted program allows up to 115% of area median income (140% in targeted areas) and Nebraska's Welcome Home Assistance sets a $182,800 household limit. Check the official terms linked on each program before applying.
18 of the 92 programs in our table publish a minimum in their terms, from 620 to 660; 640 is the most common. For the rest, the floor comes from the program guide or the first-mortgage lender.
A higher score can also lower the rate on the first mortgage — see mortgage rates by credit score.
Under the federal definitions most programs use, it is anyone who hasn't owned a home in the three years before buying.
Single parents and displaced homemakers who only owned with a former spouse still count, and HUD-funded programs also count people who only owned a home not fixed to a permanent foundation.
Not a federal one: the credit of up to $8,000 ended with homes bought in 2010.
The closest thing today is a mortgage credit certificate (MCC), a yearly tax credit for part of your mortgage interest, which 10 state housing agencies issue now — see which states. More in first-time buyer tax breaks.
Yes. 14 programs in our table are open to repeat buyers, and 3 more waive the first-time rule in targeted areas or for some groups such as veterans.
Federal bond rules let agency loans skip the three-year test for veterans and for homes in targeted areas.
Usually yes. Most agency programs pair their assistance with conventional, FHA, VA or USDA first mortgages. VA and USDA loans already allow zero down, but assistance can still help with closing costs.
Check that your lender participates in the program — not every lender is approved to originate agency loans.
New to the process? Start with the first-time home buyer guide.