Great Choice Plus

state: Tennessee

state_code: TN

administrator: Tennessee Housing Development Agency (THDA)

type: forgivable

terms: Forgiven over 15 years (1/15th annually). Due in full if you sell, refinance, or move out before 15 years.

first_time_buyer: required

income_limit_description: Varies by county — typically $98,760 to $117,400

loan_types: fha va usda conventional

requirements: Must use THDA Great Choice first mortgage

coverage: All 95 Tennessee counties

highlights: Forgiven over 15 years — no monthly payments

highlights: Works with FHA, VA, USDA, and conventional loans

expert_insight: The Great Choice Plus is Tennessee's flagship DPA program. If your credit is 680+, you qualify for the $15,000 tier — that can cover your entire down payment and closing costs on a median-priced TN home.

expert_id: beau

source: Good News Lending

verified_by: Beau Thompson

verified_by_title: USDA & FHA Specialist

publisher: Good News Lending

sibling_brand: Wendy Thompson Lending Team

sibling_brand_note: Veterans may also qualify for VA $0 down loans. See the Wendy Thompson Lending Team.


Homeownership for the Brave

amount_description: Up to $25,000 for veterans and service members

terms: Forgiven after remaining in the home for the required period. Due if sold or refinanced early.

income_limit_description: Higher income limits than Great Choice — varies by county

requirements: Active-duty military, veteran, or reservist/Guard member

requirements: OR law enforcement, firefighter, EMT, or paramedic

highlights: Up to $25,000 — the highest THDA assistance

highlights: For military, veterans, and first responders

expert_insight: If you're active duty at Fort Campbell or a veteran anywhere in Tennessee, this program gives you maximum THDA assistance regardless of whether you've owned before. Combine it with VA $0 down for truly zero out-of-pocket.


name: Great Choice Plus (Second Mortgage Option)

type: repayable

amount_description: Up to 6% of the purchase price as a second mortgage

terms: Amortizing 15-year second mortgage at the THDA first mortgage rate plus 1%. Monthly payments required.

income_limit_description: Same county-based limits as Great Choice Plus

highlights: Up to 6% of purchase price — higher than forgivable option

highlights: Good for higher-priced homes needing more assistance

expert_id: tate


DPA 14

state: Mississippi

state_code: MS

administrator: Mississippi Home Corporation (MHC)

type: grant

amount_description: $14,000 total: $7,000 grant + $7,000 forgivable second mortgage

terms: The $7,000 grant requires no repayment. The $7,000 forgivable second mortgage is forgiven after 10 years of continuous occupancy.

income_limit_description: Varies by county — typically around $98,760

requirements:
Homebuyer education course
Primary residence only
Must use MHC first mortgage
Income within county limits

coverage: All 82 Mississippi counties

highlights: $14,000 total assistance — highest MHC program

highlights: Remaining $7,000 forgiven after 10 years

highlights: Works with FHA, VA, USDA, and conventional

expert_insight: The DPA 14 is Mississippi's best program — half is a true grant you never pay back, and the other half is forgiven after 10 years. For a $180,000 home in Brandon or Tupelo, this covers your entire FHA down payment plus closing costs.


amount_description: $6,000 forgivable second mortgage

terms: Forgiven after 10 years of continuous occupancy. Due in full if you sell, refinance, or move out before 10 years.

income_limit_description: Higher income limits than DPA 14 — up to 110% AMI

requirements:
Homebuyer education course
Primary residence only
Must use MHC first mortgage

highlights:
$6,000 forgivable assistance
Higher income limits than DPA 14
No monthly payments on assistance
Forgiven after 10 years


Trusty 10

amount_description: $10,000 amortizing second mortgage

terms: 10-year amortizing second mortgage at competitive rate. Monthly payments required.

income_limit_description: Varies by county

highlights:
$10,000 assistance — higher than Smart6
Monthly payments on second mortgage
10-year repayment term
Good for buyers needing more than $6K


Step Up Program

state: Alabama

state_code: AL

administrator: Alabama Housing Finance Authority (AHFA)

amount_description: Up to $10,000 or 4% of purchase price (whichever is less)

terms: 10-year second mortgage at 0% interest. Monthly payments required. Due in full if you sell, transfer, or refinance.

income_limit_description: Up to $159,200 depending on county and household size

requirements:
Homebuyer education course
Primary residence only
Must use AHFA first mortgage
Minimum $1,000 borrower contribution

coverage: All 67 Alabama counties

highlights:
Up to $10,000 or 4% of purchase price
0% interest on the second mortgage
Works with all major loan types
Income limits up to $159,200

expert_insight: Alabama's Step Up program is solid for first-time buyers. The 0% interest second mortgage keeps your monthly payments low. Combine with USDA $0 down in rural Alabama for minimal out-of-pocket costs.


Affordable Income Subsidy Grant

amount_description: 1% of the mortgage amount as a true grant

terms: True grant — no repayment required.

income_limit_description: Household income at or below 80% AMI

requirements:
Income at or below 80% AMI
Must combine with Step Up program
Homebuyer education course
Primary residence only

highlights: For lower-income buyers (80% AMI or below)


Mortgage Credit Certificate (MCC)

amount_description: Federal tax credit of up to 50% of mortgage interest paid (max $2,000/year)

terms: Annual federal tax credit for the life of the loan. Reduces your tax liability dollar-for-dollar.

income_limit_description: Same as Step Up income limits

requirements: Cannot combine with Step Up DPA (choose one)

highlights:
Up to $2,000 annual federal tax credit
Lasts the entire life of your loan
Dollar-for-dollar tax reduction
Alternative to Step Up DPA


name: Georgia Dream Standard Down Payment Assistance

state: Georgia

state_code: GA

administrator: Georgia Department of Community Affairs (DCA)

type: deferred

amount_description: $10,000 second mortgage at 0% interest, no monthly payments

terms: Deferred at 0% interest — no monthly payments. Due when you sell, refinance, or transfer the home.

income_limit_description: Varies by county — typically $86,000 to $126,000 for 1-2 person household

requirements: Minimum $1,000 borrower investment (can be gift)

coverage: All 159 Georgia counties

highlights: $10,000 at 0% interest — no monthly payments

expert_insight: Georgia Dream is one of the best-structured DPA programs in the Southeast. The $10,000 deferred at 0% means zero additional monthly cost. Pair it with USDA $0 down outside Atlanta metro for truly minimal out-of-pocket.


name: Georgia Dream PEN (Protectors, Educators, Nurses)

terms: Same terms as standard Georgia Dream — 0% interest, deferred until sale or refinance.

income_limit_description: Same income limits as standard Georgia Dream

requirements: Must be a Protector (law enforcement, fire, corrections)

highlights: $12,500 total — $2,500 more than standard

highlights: For teachers, nurses, law enforcement, and first responders

expert_insight: If you're a teacher, nurse, or first responder in Georgia, you automatically qualify for the extra $2,500. That's $12,500 at 0% with no payments — one of the best deals in the Southeast.


Georgia Dream Military/Heroes

amount_description: $12,500 — $10,000 standard + $2,500 military bonus

terms: 0% interest, deferred until sale or refinance.

income_limit_description: Same as standard Georgia Dream

requirements:
Active-duty military or veteran
Homebuyer education course
Primary residence only

highlights: $12,500 for military members and veterans

highlights: Great near Fort Moore and other GA bases

highlights: Combine with VA $0 down for zero out-of-pocket


Florida Assist (FL Assist)

state: Florida

state_code: FL

administrator: Florida Housing Finance Corporation (FHFC)

amount_description: $10,000 deferred second mortgage at 0% interest

terms: Deferred at 0% interest — no monthly payments. Due when you sell, refinance, or no longer occupy as primary residence.

income_limit_description: Varies by county — typically 80-115% AMI

loan_types: fha va usda

requirements: Must use FHFC first mortgage (HLP or HFA Preferred)

coverage: All 67 Florida counties

expert_insight: Florida Assist is the go-to DPA for Florida buyers. The $10,000 at 0% with no payments is straightforward and reliable. Pair with USDA in rural counties like Marion or Clay for maximum savings.


Hometown Heroes

amount_description: Up to 5% of first mortgage amount (max $35,000)

terms: Forgiven after 5 years if you remain in the home. Second mortgage at 0% interest, no payments.

income_limit_description: Up to 150% AMI — higher limits than most programs

requirements: Must be employed full-time by a Florida employer

highlights: For ALL full-time Florida workers (not just heroes)

expert_insight: Don't let the name fool you — Hometown Heroes is for ALL full-time Florida workers, not just first responders. At up to $35,000 forgivable in 5 years, this is one of the most generous DPA programs in the country.


HLP 3% Grant

amount_description: 3% of purchase price as a true grant

income_limit_description: Varies by county — typically 80% AMI

requirements:
Must use FHFC HLP first mortgage
Homebuyer education course
Primary residence only
FHA loans only

highlights:
3% grant — never repaid
Covers most of FHA 3.5% down payment
No second mortgage to worry about
Simple, straightforward program


Regular Down Payment Assistance (DAP)

state: Kentucky

state_code: KY

administrator: Kentucky Housing Corporation (KHC)

amount_description: Up to $10,000 forgivable second mortgage

terms: Forgiven over 10 years (1/10th annually). Due in full if you sell, refinance, or move out before 10 years.

income_limit_description: Varies by county — typically up to $117,400

requirements:
Homebuyer education course
Primary residence only
Must use KHC first mortgage

coverage: All 120 Kentucky counties

highlights:
Up to $10,000 forgivable assistance
Forgiven over 10 years
No monthly payments on assistance
Works with all major loan types

expert_insight: Kentucky's Regular DAP is solid — $10,000 forgiven over 10 years with no monthly payments. Combine with USDA $0 down outside Louisville and Lexington metros for minimal out-of-pocket closing.


Affordable DAP

amount_description: Up to $12,500 as a 10-year second mortgage

terms: 10-year amortizing second mortgage at 5.5% interest. Monthly payments required.

income_limit_description: Same county limits as Regular DAP

highlights:
$12,500 — $2,500 more than Regular DAP
Monthly payments on second mortgage
Good for buyers needing more assistance
Works with all loan types


Resilience Soft Second

state: Louisiana

state_code: LA

administrator: Louisiana Housing Corporation (LHC)

amount_description: Up to $60,000 deferred second mortgage at 0% interest

terms: Deferred at 0% interest — no monthly payments. Due when you sell, refinance, or transfer the property.

first_time_buyer: preferred

income_limit_description: Up to 80% AMI for most parishes

requirements: Property must be in eligible Louisiana parish

requirements: Funds for down payment, closing costs, and/or rehabilitation

coverage: Select Louisiana parishes — primarily disaster-affected areas

highlights: Up to $60,000 — Louisiana's largest DPA program

highlights: Can cover down payment AND closing costs

expert_insight: The Resilience Soft Second is extraordinary — up to $60,000 at 0% with no payments. It's targeted at disaster-recovery parishes, so check parish eligibility. If your parish qualifies, this is the best DPA in the entire Southeast.


Mortgage Revenue Bond (MRB) DPA

terms: Forgiven over 10 years. Due in full if you sell, refinance, or move out early.

income_limit_description: Varies by parish — typically 115% AMI

requirements:
Homebuyer education course
Primary residence only
Must use LHC first mortgage

coverage: All 64 Louisiana parishes

highlights:
$10,000 forgivable assistance
Available in all 64 parishes
No monthly payments
Forgiven over 10 years


Market Rate GNMA Program

amount_description: Up to 4% of the loan amount as forgivable assistance

terms: Forgiven over 10 years. No monthly payments required on assistance.

income_limit_description: No income limits — available to all qualifying borrowers

requirements:
FHA loans only
Primary residence only
Must use LHC-approved lender

highlights: 4% of loan amount as forgivable assistance


NC 1st Home Advantage Down Payment

state: North Carolina

state_code: NC

administrator: North Carolina Housing Finance Agency (NCHFA)

amount_description: $15,000 forgivable second mortgage

terms: Forgiven over 15 years (20% forgiven in years 11-15). Due if you sell, refinance, or move out before full forgiveness.

income_limit_description: Up to $134,000 for 1-2 person household (varies by county)

requirements: First-time buyer or not owned in past 3 years

coverage: All 100 North Carolina counties

highlights: $15,000 forgivable — one of the highest in the Southeast

highlights: Works with FHA, VA, USDA, and conventional

expert_insight: North Carolina's $15,000 1st Home Advantage is one of the most generous forgivable DPA programs in our service area. That can cover an entire FHA down payment on a home up to $430,000.


NC Home Advantage Mortgage

amount_description: 3% of the loan amount as a forgivable second mortgage

terms: Forgiven over 15 years. No monthly payments required.

income_limit_description: Up to $134,000 (varies by county)

requirements:
Primary residence only
Must use NCHFA first mortgage
Not limited to first-time buyers

highlights:
3% of loan amount — no cap
Not limited to first-time buyers
Forgivable over 15 years
All loan types accepted

expert_insight: This is NC's option for repeat buyers — you don't have to be a first-time buyer to qualify. The 3% forgivable assistance is a great option for move-up buyers in the Charlotte or Raleigh metro.


Community Partners Loan Pool (CPLP)

amount_description: Up to 20% of purchase price (max $50,000) at 0% interest

terms: Deferred at 0% interest — no monthly payments. Due when you sell, refinance, or transfer.

income_limit_description: Up to 80% AMI — for lower-income buyers

loan_types: fha usda conventional

requirements:
Income at or below 80% AMI
Homebuyer education course
Primary residence only
Must use NCHFA-approved lender

highlights: Up to $50,000 — NC's largest DPA program

highlights: For lower-income buyers (80% AMI or below)

highlights: Can cover entire down payment plus closing costs


Palmetto Home Advantage

state: South Carolina

state_code: SC

administrator: SC State Housing Finance and Development Authority

amount_description: Up to 4% of the loan amount as a forgivable second mortgage

terms: Forgiven over 15 years if you remain in the home. Due if sold, refinanced, or vacated early.

income_limit_description: Varies by county — competitive income limits

requirements:
Homebuyer education course
Primary residence only
Must use SC Housing first mortgage

coverage: All 46 South Carolina counties

highlights: 4% of loan amount — forgivable over 15 years

expert_insight: Palmetto Home Advantage is South Carolina's most flexible program — repeat buyers qualify too. The 4% forgivable assistance combined with USDA $0 down in rural SC counties is a powerful combination.


Palmetto Heroes

amount_description: $10,000 forgivable second mortgage for heroes

income_limit_description: Same as Palmetto Home Advantage

requirements: Must be military, law enforcement, firefighter, EMT, teacher, or nurse

highlights: For military, teachers, nurses, first responders

highlights: Great near Fort Jackson, Shaw AFB, JB Charleston

expert_insight: If you serve South Carolina — whether in uniform, in a classroom, or in a hospital — Palmetto Heroes gives you $10,000 forgiven over 15 years. Near Fort Jackson or JB Charleston, pair this with VA $0 down.


ADFA Down Payment Assistance (ADDI)

state: Arkansas

state_code: AR

administrator: Arkansas Development Finance Authority (ADFA)

amount_description: $10,000 forgivable second mortgage

terms: Forgiven after 5 years of continuous occupancy. Due in full if you sell, refinance, or move out before 5 years.

requirements:
Homebuyer education course
Primary residence only
Must use ADFA first mortgage
Income at or below 80% AMI

coverage: All 75 Arkansas counties

highlights: Shortest forgiveness period in the region

expert_insight: Arkansas ADDI has the fastest forgiveness timeline — fully forgiven after just 5 years. That's half the time of most other state programs. If you plan to stay in your home 5+ years, this is effectively a $10,000 grant.


ADFA Down Payment Assistance (Standard)

amount_description: Up to 3.5% of purchase price as a second mortgage

terms: 10-year second mortgage at below-market interest rate. Monthly payments required.

income_limit_description: Higher income limits than ADDI — up to 115% AMI

requirements:
Homebuyer education course
Primary residence only
Must use ADFA first mortgage

highlights:
Up to 3.5% of purchase price
Higher income limits than ADDI
Below-market interest rate
Good for buyers above 80% AMI


name: First Place Loan Program (Cash Assistance Loan)

state: Missouri

state_code: MO

administrator: Missouri Housing Development Commission (MHDC)

terms: Non-repayable cash assistance. Forgiven as long as you remain in the home through the term of your first mortgage.

income_limit_description: Varies by county — typically up to $98,760

coverage: All 115 Missouri counties

highlights: Essentially a grant if you stay in the home

expert_insight: Missouri's First Place Cash Assistance is effectively a grant — 4% of your loan amount with no repayment required as long as you keep your first mortgage. Outside St. Louis and KC metros, combine with USDA $0 down for truly zero cash to close.


Next Step Program

terms: Non-repayable cash assistance. Same terms as First Place.

income_limit_description: Same county-based limits as First Place

requirements:
Not limited to first-time buyers
Primary residence only
Must use MHDC first mortgage

highlights:
4% of loan amount — non-repayable
Not limited to first-time buyers
Same great terms as First Place
For repeat buyers and move-up buyers

expert_insight: The Next Step program mirrors First Place but without the first-time buyer requirement. If you've owned before and are buying again in Missouri, you still get 4% cash assistance.


Homes for Texas Heroes

state: Texas

state_code: TX

administrator: Texas State Affordable Housing Corporation (TSAHC)

amount_description: Up to 5% of the loan amount as a grant (or 3-year forgivable loan)

terms: Grant option: no repayment. Forgivable loan option: forgiven after 3 years.

income_limit_description: Up to $117,240 for 1-2 person household (varies by county)

requirements: Teachers, police officers, firefighters, EMS, corrections officers, veterans

coverage: All 254 Texas counties

highlights: For teachers, first responders, and veterans

expert_insight: Texas Heroes gives up to 5% as a true grant with no repayment — and the credit score minimum is just 620, one of the lowest in our service area. If you're a teacher, first responder, or veteran in Texas, this is hard to beat.


Home Sweet Texas

income_limit_description: Same county limits as Heroes program

requirements: Open to ALL Texas homebuyers (not just heroes)

highlights: Open to ALL buyers — no profession requirement

expert_insight: Home Sweet Texas is the same 5% grant as Heroes but open to everyone — you don't need to be a teacher or veteran. Any Texas buyer within income limits can get up to 5% as a true grant.


My First Texas Home

administrator: Texas Department of Housing & Community Affairs (TDHCA)

amount_description: Up to 5% of the mortgage amount as a deferred second lien

terms: Deferred 30-year second lien at 0% interest. No monthly payments. Due when you sell, refinance, or transfer.

income_limit_description: Varies by county — TDHCA income limits

requirements: First-time buyer (not owned in past 3 years)

highlights:
5% of mortgage as deferred assistance
0% interest, no monthly payments
30-year term — matches your mortgage
Works with FHA, VA, and USDA


Virginia Housing DPA Grant

state: Virginia

state_code: VA

administrator: Virginia Housing

amount_description: 2% to 2.5% of the purchase price as a true grant

terms: True grant — no repayment required.

income_limit_description: Varies by region — typically up to $117,400

requirements: Must use Virginia Housing first mortgage

requirements: First-time buyer or buying in targeted area

coverage: Statewide (all Virginia cities and counties)

highlights:
True grant — never repaid
2% to 2.5% of purchase price
No second mortgage or lien
Simplest DPA structure available

expert_insight: Virginia Housing's DPA Grant is the simplest program in our service area — a true grant with no strings attached. No second mortgage, no forgiveness timeline, no repayment. Just free money toward your down payment.


name: Virginia Housing Closing Cost Assistance Grant

amount_description: Up to 2% of the purchase price for closing costs

terms: True grant — no repayment required. Can be combined with DPA Grant.

income_limit_description: Lower income limits than DPA Grant — up to 80% AMI

requirements: Must combine with Virginia Housing DPA Grant

highlights: Stacks for up to 4.5% total free assistance