Can I buy a home on a limited income?
The short answer: Yes, you can buy a low-income home thanks to mortgage programs designed for low-to-medium income borrowers.
“Having a lower income can increase your debt-to-income ratio (DTI). This limits some loan program options you may be eligible for, but it doesn’t mean you can never buy a home,” explains Balanda Hetzel, regional production manager. At the Inlanta Mortgage Company, which is headquartered in Pewkie, Wisconsin.
Mortgages and help low income
1. Home Mortgage Ready
Fannie Mae’s HomeReady Mortgage Program addresses one of the challenges of buying a low-income home by requiring just 3 percent as a down payment. With this loan, your down payment and/or closing cost money can come from sources other than savings, including grants and gifts, and you won’t need to contribute any of the money personally.
To qualify, your income cannot exceed 80 percent of the area median income (AMI) for the location where you are buying a home. (You can search for local boundaries using the Fannie Mae tool.)
Although you can pay off no more than 3 percent with a mortgage on HomeReady, you’ll be obligated to pay for the mortgage insurance. However, these premiums can be canceled once you have acquired 20 percent of the equity in your home. You’ll pay your mortgage insurance through your monthly mortgage payments, so it’ll add to that cost, but it’s easy to get out of it once you hit 20 percent.
In addition, you can add a co-borrower to a HomeReady mortgage, even if that person does not plan to live in the home.
“Unlike other home loans, not all borrowers have to reside in the property,” says Roselina D’Anucci, a New York real estate attorney with law firms in Serrano and Associates, PC. For example, parents who won “living at home can be a co-borrower on the loan to help their children qualify for a mortgage.”
With a HomeReady mortgage, your mortgage lender can also look at your rental payment history in order to help qualify you for the loan, adds D’Anucci.
2. Possible home mortgage
Like the HomeReady mortgage, Freddie Mac’s Home Possible mortgage only requires 3 percent, and down payment money can originate from multiple sources, including family members, employer assistance programs and even equity (if you have the skills to provide employment or Materials for home renovation, ie).
Similar to HomeReady, your income cannot exceed 80 percent of AMI with a possible home mortgage, and there are mortgage insurance requirements as well.
“There are a few other conditions attached as well: If you are a first-time buyer, you will be required to undergo a home ownership education program,” adds Tabitha Mazara, COO of MBANC, a mortgage lender.
The HomeReady first-time buyer category requirement also applies.
3. FHA loan
An FHA loan, backed by the Federal Housing Administration, can be obtained for as little as 3.5 percent if your credit score is 580 or higher.
“This loan has less stringent requirements that can help low-income borrowers or those with a poor credit history,” explains Gerwin Wallace, mortgage loan innovator with Silverton Mortgage in Anniston, Alabama. “You can pay lower closing costs with this loan, too.”
If the down payment is less than 10 percent, the FHA loans come with lifetime mortgage insurance (in other words, it can’t be canceled), which can be a drawback, and the home you want to buy must pass an appraisal to make sure it’s Meets FHA safety guidelines.
4- VA loan
Perhaps the most generous type of low-income mortgage is a VA loan, which is available to active duty members, veterans, and surviving spouses. With a VA loan, you don’t have to put in any money or pay mortgage insurance, closing costs can be lower than other loans might charge, and you can get a lower interest rate than you might get with other financing options.
Additionally, a VA loan is a lifetime interest; This means that if you qualify, you can take out a VA loan multiple times.
However, you will need to pay a financing fee for this mortgage, the amount of which depends on whether you have taken a VA loan before and the amount of the down payment, if any. This is an additional cost to consider.
To qualify for a VA loan, “you must have good credit, stable income, and a VA eligibility certificate,” says Mazara. Also, your loan amount must not exceed the appraised value of the home.
5. USDA Loan
Another generous mortgage program is the USDA loan, which, like a VA loan, requires no cash. You don’t have to be a first-time buyer to get a USDA loan either.
However, the home must be located in an eligible rural area, which means you may only qualify if you’re buying away from a city or urban location — although many suburban areas also qualify for USDA funding, according to Wallace.
Also, your income cannot exceed 115 percent of AMI, and you’ll pay mortgage insurance with this loan as well, in the form of an upfront guarantee fee and then an annual fee.
6. Good Neighbor Next Door
Good Neighbor Next Door is a home buying program available to law enforcement officers, educators, firefighters, and emergency medical technicians. The program, administered by the Department of Housing and Urban Development (HUD), allows borrowers to purchase a home at a discount of 50 percent of the list price in exchange for living in the property for at least three years.
However, the home must be property in an “Activation Zone” designated by HUD and listed for sale through the program, and listings are only available for purchase for seven days. You’ll also be required to get a second mortgage and a note to qualify for the discount — but you won’t be in trouble for a second mortgage, or any interest on it, as long as you meet the three-year residency requirement.
7. HFA . Loan
Not to be confused with an FHA loan, an HFA loan is another type of low-income mortgage through Fannie Mae (called “HFA Preferred”) and Freddie Mac (called “HFA Advantage”) that requires a 3 percent cut. per cent only. HFA loans are available through state housing finance agencies (HFAs), which partner with mortgage lenders to provide affordable loans to low-income borrowers. In many cases, you don’t have to be a first-time buyer to qualify, and you may also get help with upfront payment.
8. Down payment assistance programs
There are a variety of down payment assistance (DPA) programs, and they are typically geared toward low-to-medium income borrowers. These programs usually come in the form of a grant (free money) or a loan, the latter of which may need to be repaid or may be eligible for forgiveness after a period of time.
9. Mortgage Approval Certificate
A Mortgage Credit Certificate (MCC) is a federal tax credit that can help low- and middle-income or first-time buyers offset some of the money they owe in mortgage interest. In contrast to the tax deduction, MCC offers a dollar-for-dollar tax credit, up to $2,000, to those who qualify each year. However, a MCC account is not free, so if you qualify, consult a tax professional to see if this is the right move for you. Often, savings on a 30-year mortgage exceed the upfront fee.
10. Manufacturer and mobile home loans
Are you interested in a manufactured or mobile home? There is private financing for this type of real estate that could be ideal for low-income borrowers.
“For example, MH Advantage is a Fannie Mae loan program designed to finance manufactured homes,” Wallace explains. They feature low payment options, low monthly payments, and lower interest rates compared to most standard loans for manufactured homes. It also provides the ability to combine HomeReady Mortgage Programs, HFA Preferred Mortgage Programs, and other mortgage programs without being tied to any specific program.”
How to Qualify for a Low Income Mortgage
To improve your odds of eligibility for a low-income mortgage, it pays to be prepared.
“I would advise potential buyers to have their credit score and credit reports in good shape,” Mazara says. “This way, you will be eligible for loans with lower interest rates.”
This includes paying off your credit card and revolving debt balances, paying bills on time, working to correct any errors you discover on your credit reports and not opening any new credit accounts or lines of credit in the weeks before you apply for a mortgage, Wallace says.
“Also meet with a trusted mortgage lender who can give you a better understanding of what is eligible for and what is required for a loan,” adds Hetzel. “Meeting with a lender early in the process allows you time to work on improving your credit and provide the funds needed for closing.”
The lender will also help you get pre-approved for a loan of a fixed amount, so that when the time comes and you are ready to start looking for homes, you have already completed most of the work of arranging your financing, and you can show the sellers a bona fide offer.