Stack state/city DPA grants + Chenoa Fund forgivable second on top of FHA to effectively buy with $0 down.
Chenoa Fund (national) and state/city Down Payment Assistance (CHDAP-CA, TSAHC-TX, SONYMA-NY, MSHDA-MI, etc.) provide 3.5–5% forgivable or deferred second mortgages that cover the FHA down payment. Layer with seller concessions (up to 6% for FHA) and lender credits to close truly $0 out-of-pocket. Forgiveness typically after 36 months of owner-occupancy. Income limits apply (usually 80–140% AMI).
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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.