You may not need a down payment at all. 100% financing for eligible areas, plus DPA programs that cover the gap for qualifying buyers.
More buyers qualify for zero-down and low-cash programs than they realize. We identify every option available for your income, location, and situation, including combinations most lenders never bring up.
Two separate programs can get qualified buyers into a home with little to nothing out of pocket. USDA loans offer 100% financing for eligible properties in rural and suburban areas. Down Payment Assistance (DPA) programs layer grant or loan funds on top of conventional or FHA loans to cover the down payment and sometimes closing costs for income-qualifying buyers.
Our clients have closed on new home purchases paying as little as $1,000 out of pocket.
By pairing down payment assistance with negotiated seller concessions toward closing costs, we have helped buyers close with minimal cash at closing. Most people assume they need thousands in savings before they can start looking. The right combination of programs often tells a very different story.
We evaluate both options for every buyer who asks, because the right program depends on where you are buying, what you earn, and what your credit looks like. Many buyers qualify for one or both and do not know it.
USDA loans have both property and borrower eligibility requirements. Here is what most buyers need to qualify.
Most USDA lenders require a 640 credit score for streamlined processing. Borrowers below 640 may still qualify but require manual underwriting and additional documentation.
USDA loans require zero down payment. The 1% guarantee fee can be rolled into the loan so you truly need very little cash to close beyond closing costs.
Household income must be at or below 115% of the area median income for your county and household size. We check your eligibility in minutes.
The property must be in a USDA-eligible rural or suburban area. Many areas qualify including suburban rings of major cities and smaller towns, and more areas qualify than most buyers expect. We check your specific address before you apply.
USDA charges a 1% upfront guarantee fee (rolled into the loan) and a 0.35% annual fee, which is much lower than FHA mortgage insurance over the life of the loan.
USDA loans are for primary residences only. Single-family homes, condos in approved projects, and new construction can all qualify if the property meets USDA standards.
Most states and many counties offer DPA programs for qualifying buyers. Here is an overview of the most common types We work with.
Most states have a Housing Finance Agency (HFA) that offers down payment assistance grants and second mortgage loans. Income limits apply and vary by area. HFA DPA can typically be paired with conventional or FHA loans and covers 3% to 4% of the loan amount toward your down payment.
Metro DPA serves the Denver metro area and provides up to 5% of the loan amount as a grant that does not need to be repaid. Income limits apply, and the program works with FHA loans. This is one of the most accessible DPA programs for first-time buyers in the Denver area.
Many counties and municipalities offer their own DPA programs with deeper assistance amounts for local residents. These programs often have fewer income restrictions and can be layered on top of state HFA programs for maximum benefit.
Some employers, hospitals, school districts, and government agencies offer housing assistance to employees. We can help you identify whether your employer participates in any recognized assistance programs before you apply.
| Feature | USDA | FHA with DPA | Conventional with DPA |
|---|---|---|---|
| Down Payment | 0% | 0% with DPA | 0% with DPA |
| Min. Credit Score | 640 typically | 580 | 620 |
| Income Limits | Yes, 115% of AMI | Yes, varies by program | Yes, varies by program |
| Property Location | Rural and suburban only | Anywhere | Anywhere |
| Mortgage Insurance | 0.35% annual fee only | Required life of loan | Drops at 20% equity |
| Upfront Fee | 1% guarantee fee | 1.75% MIP | None |
Navigating USDA and DPA options is exactly where our hybrid platform adds the most value.
We review your income, household size, credit, and target area to identify every program you qualify for, including ones you may not have heard of.
We show you side-by-side costs for each option, including total monthly payment, upfront costs, and long-term interest differences so you can choose with confidence.
Once you choose a program, We get your pre-approval in place quickly. DPA pre-approvals sometimes take a day or two longer than standard loans, but we plan ahead.
We coordinate with the DPA provider and lender to ensure funds arrive at closing on time. Many clients close with less than $1,000 out of pocket.
We check your USDA and DPA eligibility in minutes. Many buyers are surprised to discover they qualify for programs they never knew existed.