How to buy a house with little or no money – Forbes Advisor

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For many homebuyers, saving for a down payment can seem like a huge hurdle, especially with soaring home prices. But there are mortgage options designed specifically for those who can’t save the standard 20% down payment on the loan amount or don’t want to wait until they do.

Here are some of the most popular mortgage options that require no down payment or just a little cash to get you into home ownership as soon as possible.

Options for a No Down Payment Mortgage

The main way to get a mortgage with no down payment is to take out a government guaranteed loan. These loans are federally insured, which means the lender does not have to bear all the risk in the event of a default resulting in foreclosure. This encourages the lender to offer you more favorable loan terms. There are several main options for a no down payment mortgage that are backed by the government.

1. Veterans Loans (VA)

VA loans are made by private lenders such as banks, credit unions, and mortgage finance companies, and partially guaranteed by the Department of Veterans Affairs.

VA loans typically have little or no down payment requirements and lower interest rates than traditional mortgage products. These loans also tend to be more flexible, allowing for a higher debt-to-income ratio (DTI) and lower credit scores, and do not require private mortgage insurance (PMI).

VA loans don’t require a down payment as long as the sale price is at or below the appraised value of the home. The “VA Home Loan Guarantee” is an agreement that the VA will reimburse a lender in the event of a loss due to foreclosure – this replaces your down payment.

VA Loan Eligibility

To be eligible for a VA loan, you must:

  • Be a veteran, active duty member, member of the National Guard, reserve, or surviving spouse of a veteran
  • Have a Certificate of Eligibility (COE) from the VA

Other requirements vary depending on whether you are active duty or former member of the military, whether you served or are serving in the National Guard or Reserve, and when you served. View the full list of VA Loan Eligibility Requirements.

2. USDA Loans

The United States Department of Agriculture (USDA) provides homeownership opportunities for low- and middle-income Americans through several loan, grant, and loan guarantee programs.

These USDA low-interest, fixed-rate loans are issued directly through USDA Rural Development. Financing is also available as a loan from a lender and guaranteed by USDA Rural Development for qualified borrowers.

  • Section 502 Direct Lending Program: This program helps people with low and very low incomes living in eligible rural areas by providing payment assistance to improve their ability to repay the mortgage – a key indicator that lenders look at when determining whether to approve a loan. The amount of payment assistance is determined by your income.
  • Section 502 Secured Loan Program: This program works with approved lenders to provide low- and middle-income households with mortgage loans to purchase homes in eligible rural areas. The program offers a 90% guarantee to approved lenders to reduce the risk of providing 100% loans to eligible rural home buyers.

None of these home loan programs require a down payment, but you must live or plan to live in a eligible rural area to qualify.

USDA Loan Eligibility

In addition to buying from an eligible location, specific USDA loan terms include:

  • The home you buy must be your primary residence
  • You must demonstrate that you can manage your debts
  • Your DTI ratio must be 41% or less

Income limits for USDA loans also vary by program and location. For secured loans, your income cannot exceed 115% of the median income in your area. Income caps for direct-issue loans are much lower, as low as 50% of median income in some areas.

3. No down payment home loans with private lenders

You don’t have to rely solely on government-backed programs to get a mortgage with a no-down payment option. Some financial institutions also offer no down payment mortgages, although they are not as widespread as before the financial crash of 2008.

No-Down Lender Eligibility

Examples of lenders that offer no down payment loans include North American Savings Bank and Navy Federal Credit Union. Navy Federal does not require PMI, but you must be a member to qualify. The NASB only offers this mortgage to borrowers with a credit score of 700 or higher.

If you are considering this option, be sure to contact the lender directly to learn more about their offerings before applying.

Pros and Cons of a No Down Payment Mortgage

While it may seem tempting to have to put less money down on a mortgage, there are some things to consider before signing up.

Advantages of No Down Payment Loans

  • You don’t have to deplete your cash reserves (or wait until you’ve saved enough) for a big down payment
  • You don’t have to worry about paying mortgage insurance on top of your loan payments, in most cases.
  • You will get more favorable terms from the lender if it is a government guaranteed loan

Disadvantages of no down payment loans

  • If the loan is not guaranteed by a government entity, it will likely carry a higher interest rate
  • The lender will generally charge higher origination and financing fees
  • You generally need a good credit score to qualify

Options for a mortgage with little money down

If you don’t qualify for a no down payment mortgage, there are still several ways to buy a home without having to put down a large down payment up front. These options can go down to 3%.

1. FHA Loans

Federal Housing Administration (FHA) loans are insured by the FHA, which licenses certain lenders to offer the product. These loans are intended to help low- to middle-income borrowers purchase a home.

An FHA borrower can qualify with a lower credit score than required for conventional mortgages and buy a home with a smaller down payment compared to other loan options.

For this reason, FHA mortgage interest rates can be a bit higher.

FHA loan requirements

Specific requirements needed to qualify for an FHA loan include:

  • A minimum credit score of 500
  • A deposit of at least 3.5%
  • The accommodation must be your main residence
  • Home appraisal must be done by an FHA-certified appraiser
  • Property inspection must meet minimum eligibility standards
  • A maximum loan-to-value (LTV) ratio of 96.5% if your credit score is 580 or higher; or 90% if your score is below 580
  • A cap on the loan amount, depending on the type of property and the cost of living in that area

2. HFA Loans

Another affordable mortgage option is financial assistance provided by your state’s Housing Finance Agency (HFA), usually in partnership with a local lender. HFA homeownership programs differ by state, but all aim to promote homeownership and increase mortgage affordability for first-time homebuyers as well as low-income households. low and medium.

HFAs offer first mortgage products to eligible borrowers that require very little money and offer reduced interest rates, as well as assistance with down payment and closing costs. Once these loans are made, the HFAs buy them from the lenders.

3. Other HFA Homeownership Programs

These programs include low interest or low (or zero) down payment mortgage products. They can also offer down payment and closing cost assistance as well as mortgage tax credit certificates, which allow you to claim a federal tax credit of 20% to 40% of the mortgage interest you pay every year. calendar year.

HFAs also offer a grant or second mortgage to cover your down payment and/or closing costs. Most HFAs require these down payment assistance programs to be used in conjunction with an HFA loan.

4. Fannie Mae’s HomeReady Mortgage

Mortgage giant Fannie Mae offers the HomeReady mortgage product. It allows low-income homebuyers to finance up to 97% of their home purchase, which means you can make down payments as low as 3%. To be eligible, you must:

  • Being a low income borrower
  • Be a first or repeat buyer
  • Have a credit score of 620 or higher (a score above 680 guarantees better loan terms)
  • live at home
  • Take a homeownership course if you’re a first-time homebuyer

5. Possible mortgage at Freddie Mac

Home Possible is Freddie Mac’s mortgage product for low-income borrowers. Unlike Fannie’s option, you don’t have to pay a deposit. If the mortgage is for a single-family property, including a manufactured home, borrowers with no credit score can finance up to 95% of the home purchase. To be eligible, you must:

  • Earn less than 80% of your region’s median income
  • Use the house as your main residence
  • Have a minimum credit score of 660 if your lender does not use their automated loan product advisor tool

Advantages and disadvantages of a low down payment mortgage

It’s important to weigh all of your mortgage options before committing to a low down payment loan, as other costs may rise to compensate for putting less money up front.

Advantages of Low Down Payment Loans

  • Putting as low as 3% means you can afford to buy a house sooner
  • Less down payment means more savings available to cover other related expenses like closing costs
  • You will have money left over to buy new furniture or to increase your emergency fund

Disadvantages of Low Down Payment Loans

  • You will have to pay the PMI (usually until you have accumulated at least 20% equity)
  • Your interest rate and monthly mortgage payments will be higher
  • You will have to pay more in set-up and financing fees
  • Since you haven’t invested a lot of money, your house could end up worth less than you owe if house prices drop (negative equity)

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