Down Payment Assistance Grants

If you're looking for ways to save money when buying a new home, you may be interested in looking at foreclosures. By combining your downpayment assistance grant with a below-market price for a foreclosure property, you could save tens of thousands of dollars on your first home.

You can learn more about the pros and cons of buying foreclosures and get useful tips by visiting one of the foreclosure listing services on the web. These sites typically give you a free trial membership, as well as providing foreclosure education. Here are some sites to help you find foreclosures in your area and get you started.

Foreclosure.com

RealtyTrac

RealtyStore.com

Bargain Network Homes

The American Dream Downpayment Initiative (ADDI) was signed into law in 2003. ADDI aims to increase the homeownership rate, especially among lower income and minority households, and to revitalize and stabilize communities. ADDI will help first-time homebuyers with the biggest hurdle to homeownership: downpayment and closing costs. The program was created to assist low-income first-time homebuyers in purchasing single-family homes by providing funds for downpayment, closing costs, and rehabilitation carried out in conjunction with the assisted home purchase.

ADDI will provide downpayment, closing costs, and rehabilitation assistance to eligible individuals. The amount of ADDI assistance provided may not exceed $10,000 or six percent of the purchase price of the home, whichever is greater. The rehabilitation must be completed within one year of the home purchase. Rehabilitation may include, but is not limited to, the reduction of lead paint hazards and the remediation of other home health hazards.

To be eligible for ADDI assistance, individuals must be first-time homebuyers interested in purchasing single family housing. A first-time homebuyer is defined as an individual and his or her spouse who have not owned a home during the three-year period prior to the purchase of a home with ADDI assistance. ADDI funds may be used to purchase one- to four- family housing, condominium unit, cooperative unit, or manufactured housing. Additionally, individuals who qualify for ADDI assistance must have incomes not exceeding 80% of area median income.

For more information, visit HUD: American Dream Downpayment Initiative

If you don't qualify for the government's American Dream Downpayment Initiative, there are private, nonprofit organizations that may help you buy a house with no money down. Most do not have income limits and do not limit the program only to first-time buyers. Downpayment assistance grants typically range from 2% to 7%.

The funds provided by these organizations can be used as a downpayment or to pay closing costs, and because the grant cost is carried by the seller, the buyer receives the money with no further obligation.

There are some limitations (for instance, you must typically use an FHA loan), but if you have been looking for a way to buy a house and the only thing stopping you is the downpayment, these assistance programs may be the key to buying a house with no money down.

Check these links for more information.
Nehemiah Program

AmeriDream

Partners in Charity

Homes for All Program

Downpayment grants aren't the only option for first-time homebuyers. For many Americans, owning a home continues to remain just slightly out of reach. For more and more families, saving the money for a down payment is the biggest obstacle to homeownership. Many people mistakenly believe that you have to come up with a down payment equal to 20 percent of the price of a home.

Traditionally, lenders have required that home buyers be able to make a down payment of at least 20 percent of a home's purchase price to get a home loan or mortgage. Mortgage lenders, however, will grant home loans to qualifying home buyers with a down payment of as little as 3 to 5 percent of the purchase price if the mortgage is insured.

In fact, home loans with down payments of less than 20 percent are becoming increasingly popular. They are called "low down payment mortgages."

Mortgages backed by the government are insured by the Federal Housing Administration (FHA) or guaranteed by the Department of Veterans Affairs (VA) or the U.S. Department of Agriculture's Rural Housing Service (USDA-RHS).

The minimum effective down payment FHA requires is less than 3 percent. For single-family homes, there is a limit on the loan amount that varies according to geographic area.

Although anyone can apply for FHA insurance, the other two government mortgage guarantee programs are much more targeted. The VA program is limited to qualified, eligible veterans and reservists. The USDA Rural Housing Service insures loans for the construction and purchase of homes in rural communities. These programs are very specialized, so contact your lender for details.

Obtaining conventional financing is the alternative to obtaining a home loan backed by the government. Conventional mortgages are all home loans not guaranteed by the government, including those guaranteed by private mortgage insurers.

Private mortgage insurance is available on a wide variety of low down payment home loans and there is no pre-set limit on the loan amount. Although differences such as these may affect whether the lender prefers to work with government or conventional mortgages, your lender will discuss with you which one would be better for your situation.

With the wide variety of loans available, home buyers have the freedom to choose the type of loan that best suits their needs. Early on in the homebuying process, it is a good idea to meet with several lenders to compare the types of mortgages they offer and shop for the best price and terms.

Qualifing for a Low Down Payment Loan
Qualifying for a low down payment loan is much like applying for a regular loan.

To be considered for a low down payment loan, you generally need to have:

- Sufficient income to support the monthly mortgage payment.
- Enough cash to cover the down payment.
- Sufficient cash to cover normal closing costs and related expenses (explained below).
- A good credit background that indicates your payment history or "willingness to pay."
- Sufficient appraisal value, which shows the house is at least equal to the purchase price.
- In some instances, a cash reserve equal to two monthly mortgage payments.

Closing costs, or settlement costs, are paid when the home buyer and seller meet to exchange the necessary papers for the house to be legally transferred. On average, closing costs run 2 to 3 percent of the house price. This percentage may vary, depending on where you live.

Closing costs include the loan origination fee (if not already paid), points, prepaid homeowner's insurance, appraisal fee, lawyer's fee, recording fee, title search and insurance, tax adjustments, agent commissions, mortgage insurance (if you are putting less than 20 percent down) and other expenses. Your lender will give you a more exact estimate of your closing costs. You can eliminate the need to pay a year's mortgage insurance premium at closing by choosing a monthly premium program.

Points are finance charges that are calculated by the lender at closing. Each point equals 1 percent of the loan amount. For example, two points on a $100,000 loan equal $2,000. Lenders may charge one, two or three points in up-front costs in addition to the down payment. The more points you pay, the lower your interest rate will be. In some cases, you may be able to finance the points.

- Source: FCIC - How to Buy a House with a Low Down Payment

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