How much do I actually need for a down payment?

It depends on the program. Some conventional loans go as low as 3% down. FHA allows 3.5%. And with DPA programs, your out-of-pocket could be even lower, sometimes $0. Let's figure out what you qualify for.

What DPA programs am I eligible for?

Every state, and many counties and cities, offer their own down payment assistance programs. Eligibility depends on income limits, purchase price caps, and sometimes occupation or location. I'll identify every program available to you.

Do I need perfect credit to buy a home?

No. Many programs accept credit scores in the 620-680 range. FHA goes as low as 580. And some DPA programs have no minimum score requirement. Let's see where you stand.

How long does the pre-approval process take?

Most pre-approvals take 24-48 hours once you submit your documents. Some can be done same-day. A pre-approval letter strengthens your offer significantly.

Can I buy an investment property with a low down payment?

Low-down-payment programs are generally for primary residences. For investment properties, you'll typically need 15-25% down.

What's the difference between pre-qualification and pre-approval?

Pre-qualification is a rough estimate based on self-reported info. Pre-approval involves a credit check, income verification, and an actual underwriting review. Sellers take pre-approvals seriously. Pre-quals, not so much.

What DPA programs are available in my state?

Every state has different DPA programs, and many cities and counties have their own on top of that. I'm licensed in 34 states and track available programs across all of them. The best way to find out what's available is to tell me where you're looking to buy, I'll identify every program you qualify for.

Can I combine DPA with a conventional loan?

Yes. Many DPA programs are designed to layer on top of conventional, FHA, or VA loans. You can use DPA for the down payment and closing costs while using a conventional first mortgage for the best rate. This is one of the most powerful, and underutilized, combinations.

Do I have to be a first-time buyer for down payment assistance?

Not always. While many DPA programs target first-time buyers, the definition is often broader than you'd think, anyone who hasn't owned a home in the past 3 years typically qualifies as 'first-time.' And some programs have no first-time buyer requirement at all.

What's the income limit for DPA programs?

Income limits vary by program and location. In high-cost areas, limits are often higher than you'd expect, some programs go up to $200K+ household income. Don't assume you make too much until we check the specific programs in your target area.

Can I use gift funds for my down payment?

Yes. Most loan programs allow gift funds from family members for your down payment. FHA allows 100% gift funds. Conventional loans may require you to contribute a small portion from your own funds depending on down payment percentage.

How long does it take to get pre-approved?

Most pre-approvals take 24-48 hours once you submit your documents. Some can be done same-day for straightforward files. A pre-approval letter is essential in competitive markets, it shows sellers you're serious and financially qualified.

Home Purchase Loans, Down Payment Assistance and Low-Down Options

Down payment assistance programs, creative financing strategies, and purchase loans built for how people actually buy homes, not how banks wish they would.

Up to $80K in assistance · Income limits may apply · Programs vary by state

See Down Payment Assistance Programs →

Buying? Should you lock today?Check today's Rate Lock Index

"Most buyers think they need 20% down. They don't."
The biggest myth in real estate is that you need a massive down payment to buy a home. Between DPA programs, low-down conventional options, and creative structuring, most buyers have more purchasing power than they realize. I help you find the gap between what you think you can afford and what you actually can.

How It Works

We assess your budget, goals, and down payment situation

I identify DPA programs and loan structures you qualify for

We lock your rate and structure the strongest offer possible

You close on your home, often with less cash out of pocket than expected

Purchase Power Calculator

Home Price$750,000

Down Payment10%

Interest Rate6.75%

Annual Property Tax$8,000

Annual Insurance$2,400

Down Payment Amount$75,000

Loan Amount$675,000

Monthly Mortgage (P&I)$4,378

Monthly Tax + Insurance$867

Total Monthly Payment$5,245

With DPA, your out-of-pocket could be significantly less.

Rated 5 Stars on Experience.com

This is an estimate, not a commitment. Actual terms require a full review.

Down Payment Assistance Programs

Most buyers don't even know these exist.

First-Time Buyer Programs

Grants and forgivable loans that cover part or all of your down payment. Available in most states.

State & Local DPA

Every state has unique assistance programs. I know which ones you actually qualify for, not just which ones exist on paper.

Low-Down Conventional

3% down conventional loans with competitive rates. No PMI removal restrictions like FHA. A cleaner structure for qualified buyers.

Who This Is For

First-Time Buyers

You've been renting and think homeownership is out of reach. It's probably closer than you think.

Move-Up Buyers

You own a home and want to upgrade. Your current equity plus strategic financing opens more doors than you'd expect.

Relocating Professionals

Moving to a new state for work. I'm licensed in 34 states and can structure your purchase no matter where you're headed.

See all states

Frequently Asked Questions

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Home Purchase Loans, Down Payment Assistance and Low-Down Options

How It Works

Purchase Power Calculator

Down Payment Assistance Programs

First-Time Buyer Programs

State & Local DPA

Low-Down Conventional

Who This Is For

First-Time Buyers

Move-Up Buyers

Relocating Professionals

Related Solutions

HELOC & Home Equity

Bank Statement Loans

Refinance

Frequently Asked Questions

Have a mortgage question?

Go Deeper

How Much Equity Can I Pull From My Home? A Complete Guide

HELOC vs. Cash-Out Refinance: Full Comparison

Bank Statement Loans: How Self-Employed Borrowers Actually Qualify

Ready to See What You Can Afford?