It can take ten years or more to save for a downpayment, so maybe you should stop trying. After all, you don't need a downpayment to purchase a home.
That fact, plus a steady rise in U.S. rents, are among¬†the reasons why first-time home buyers now account for close to one-third of today's home purchases.
This is higher market share as compared to recent years; a figure buoyed by four¬†key factors.
First, current mortgage rates are ultra-low, which is helping to keep housing payments low.
Second, according to mortgage-software provider Ellie Mae, U.S. lenders are approving more purchase loans than during any period this decade.
Nearly three-quarters of all conventional purchase loans are making it through underwriting and getting to closing.
Third, there are more low- and no-down payment mortgage programs available to today's home buyers than during any period in the last 10 years.
And, fourth, buyers are beginning to learn that large downpayments can be risky¬†-- especially when homes can be bought with very little down and at very low rates.
No matter how little you want to "put down" on a home, there's a mortgage program which can help you.
Here's a preview of¬†eight¬†popular loans available to today's first-time and repeat home buyers. Each is commonly available and¬†rates can be previewed anytime online.Click to see today's rates (Jul 27th, 2016)
FHA loans allow for a 3.5 percent down payment. Insured by the Federal Housing Administration (FHA), these loans are among the flexible and forgiving for today's home buyers.
FHA loans are typically best-suited for low-down payment buyers with average or below-average credit scores; and buyers looking at multi-unit homes (e.g.; 2-unit homes, 3-unit homes, and 4-unit homes) as a primary residence.
FHA loans require mortgage insurance premiums (MIP) but, in January 2015, those FHA MIP costs were reduced to help keep FHA loans affordable for buyers using the program.
Noteworthy: FHA loans are assumable, which means that a future buyer of your home can purchase your home with its¬†FHA loan -- and its mortgage rate! -- still attached. You can actually pass today's low rates on to tomorrow's buyer of your home.Click to see today's rates (Jul 27th, 2016)
The¬†HomeReady‚ĄĘ mortgage¬†is a low-downpayment loan¬†available via Fannie Mae.
The program allows for 3% down, grants access to¬†below-market mortgage rates, and offer discounted rates for private mortgage insurance.
HomeReady‚ĄĘ also gives mortgage applicants the ability to use¬†income from¬†all people living in the home toward the actual mortgage approval. This can include parents earning pension or social security income, as examples; or children earning wage income or income of some other type.
Noteworthy: The¬†HomeReady‚ĄĘ program is available in low-income areas, areas with a high minority population, and areas affected by a natural¬†disaster. However, you do not need to be a low-income household or a¬†minority to get approved. You must only own a home in a pre-approved area.
The Conventional 97 is a special program which was recently reinstated by the Federal Housing Finance Agency (FHFA), which is the parent of both Fannie Mae and Freddie Mac.
The Conventional 97 requires a down payment of just 3 percent and, among other benefits of the program, the Conventional 97 allows a buyer's down payment to be gifted by a third-party.
The only requirement is that the gifter has a blood or marriage relation to the buyer of the home; or is a legal guardian, domestic partner, or finance/fiancee.
The Conventional 97 mortgage is limited to $417,000, regardless of your local mortgage loan limit; and multi-unit homes are not allowed. The program is also restricted to fixed-rate mortgages only.
Noteworthy: The Conventional 97 program is often more costly on a monthly-basis than a comparable FHA mortgage. However, because the¬†program's mortgage insurance¬†can cancel in as few as 12 months from the date of purchase, its long-term costs are often much less.
The Good Neighbor Next Door (GNND) program is a special HUD mortgage program which allows home buyers to purchase homes with just $100 down.
The program is available to members of law enforcement; firefighters or emergency medical technicians; and, teachers of pre-K through 12th grade.
Buyers in the program also receive a home purchase discount of 50% -- yes, 50 percent! -- in exchange for agreeing to make¬†the home your sole residence for 36 months, at minimum.
Via Good Neighbor Next Door, then, a $100,000 home can be bought for $50,000.
The¬†Good Neighbor Next Door program allows buyers to¬†use FHA, VA, or conventional mortgage financing which helps to ensure low interest rates.
Noteworthy:The Good Neighbor Next Door program allows you up to 180 days to move in to your new home so, if you plan to make repairs prior to Moving Day, there's¬†no reason whatsoever to have the house work done hastily. ¬†¬†
Of all the low- and no-down payment mortgage programs available to today's home buyers, only one can be used for home construction -- the FHA 203k loan.
The 203k loan comes in two flavors. The first is the Streamlined 203k, which is used for less-extensive projects and which is limited to $35,000 in total repair costs.
The more common 203k loan is the "standard" 203k, which is used for projects which involve moving walls or replacing plumbing; or doing anything else which would prohibit you from living in the property while the work is being performed.
The standard 203k can also be used for landscaping or converting a home with more than 4 units into a 4-unit, owner-occupied home.
Noteworthy:¬†Because the 203k loan is backed by the FHA, home buyers using it remain eligible to use the FHA's popular refinance¬†program -- the FHA Streamline Refinance. The FHA Streamline Refinance is widely-viewed as the simplest, fastest program for¬†refinance an existing mortgage loan.
The "Piggy-Back" Mortgage is a not really a mortgage at all -- it's¬†two¬†mortgages, one mortgage "piggy-backed" on top of another in order to borrow 90% of a home's purchase price.
Sometimes called an "80/10/10 mortgage", the Piggy-Back has the buyer bring a 10% down payment to the closing table and, to avoid having to pay mortgage insurance, two mortgages are issued instead of one. The first mortgage is typically a conventional loan, issued for 80% of the home's purchase price.
The second mortgage is typically a home equity line of credit (HELOC), issued for 10%.
Piggy-Back Mortgages are often¬†used by home buyers who plan to pay down or reduce the balance on their second mortgage within the first 24 months of homeownership.
Noteworthy: The second mortgage of a Piggy-Back Mortgage is often adjustable and tied to Prime Rate, which is tied to the Fed Funds Rate. When the economy is expanding, the Fed Funds Rate can jump unexpectedly, substantially raising your overall monthly housing payment. Be careful when¬†selecting a mortgage linked to Prime Rate.Click to see today's rates (Jul 27th, 2016)
The USDA loan is guaranteed by the U.S. Department of Agriculture and allows for 100% financing. Formally known as a "Section 502" loan, lenders sometimes call the USDA loan a¬†"Rural Housing Loan", which is a bit of a misnomer.
USDA loans are available in non-rural areas¬†as well, including within many U.S. suburbs.
The big draw of the USDA loan is that its mortgage rates are often the lowest of all the low- and no- down payment mortgage programs; and its mortgage insurance requirements are quite low, too.
As compared to FHA loans, for example, USDA mortgage insurance costs are¬†half¬†which is why many of today's buyers will opt for a USDA loan over an FHA one -- even if they plan to put 3.5% down. Simply, USDA loans are more economical.
In order to qualify for a USDA loan, the income of a home buyer's household may not exceed the local media by more than fifteen percent. However, large households are granted certain exclusionary rights.
You can look up this year's USDA income limits here.
Noteworthy: The USDA loan program is among the few¬†low- and no-down payment mortgage programs which can be used to purchase manufactured homes and modular homes.¬†
VA loans are loans which are guaranteed by the Department of Veterans Affairs. Generally speaking, VA loans are available to active duty members of the U.S. military; honorably-discharged service members; and many surviving spouses.
Review the complete VA mortgage eligibility guide here.
VA loans are unique among low- and no-down payment mortgage programs because they require no downpayment whatsoever and¬†never¬†require the buyer to make a mortgage insurance payment.
VA loans can be used for homes of any type -- single-family, condo, multi-unit, and more -- and are assumable by future VA home buyers. Furthermore, the VA loan can be used to finance energy-efficiency improvements to a home.
Noteworthy: Interest rates for a VA loan are typically the lowest of the three "major" loan¬†types -- VA, FHA, and conventional. According to Ellie Mae data, VA mortgage rates beat FHA rates by about one-eighth of a percentage point and can be as much as forty basis points (0.40%) lower than a comparable conventional loan.
There are a bevy of low- and no-downpayment mortgage options for today's home buyer so, whether you're a first-time buyer or experienced one, there's bound to be program to help you buy a home.
Take a look at today's real mortgage rates now. Your social security number is not required to get started, and all quotes come with instant access to your live credit scores.Click to see today's rates (Jul 27th, 2016)
The information contained on The Mortgage Reports website is for informational purposes only and is not an advertisement for products offered by Full Beaker. The views and opinions expressed herein are those of the author and do not reflect the policy or position of Full Beaker, its officers, parent, or affiliates.
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2016 Conforming, FHA, & VA Loan Limits
Mortgage loan limits for every U.S. county, as published by Fannie Mae & Freddie Mac, the Federal Housing Administration (FHA), and the Department of Veterans Affairs (VA)