Family member sells below market — the discount counts as down payment.
When buying from a family member (parents, grandparents, siblings), the difference between market value and agreed price counts as a 'gift of equity' — usable as the entire down payment on FHA and conventional loans. On a $400K home sold for $340K, the $60K discount is a 15% down payment. No cash changes hands beyond closing costs. Requires appraisal + IRS gift-tax filing (usually under lifetime exemption).
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Eligible veterans buy with $0 down, no PMI, and assumable rates.
0% down in USDA-eligible areas — includes many suburban zip codes.
Neighborhood Assistance Corp of America — below-market rate, zero down.
Fannie / Freddie low-income programs — 3% down + reduced PMI.
1.25–2.25% down for enrolled tribal members — nationwide.
State / county / employer DPA — $5K–$50K forgivable or 0% deferred 2nd.
$100 total down on FHA-repossessed homes for owner-occupants.
3.5% down + rehab budget rolled into one loan — buy distressed properties.