State HFA below-market fixed rates + closing cost credits — first-time buyers only.
Every state Housing Finance Agency (CalHFA, TSAHC, SONYMA, VHDA, MassHousing, etc.) issues Mortgage Revenue Bonds to fund below-market fixed-rate 30-year mortgages for first-time buyers under income limits. Typically 50–100 bps below market rate, plus lender / closing-cost credits, and often stackable with DPA. Under-marketed — most buyers never hear about them.
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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.