First-time buyer doesn't mean one product — it means access to a whole toolkit. Low down payment loans, down payment assistance, tax credits, and free homebuyer education that actually helps. We walk you from "I'm thinking about it" to keys in hand.
"First-time buyer" is technically anyone who hasn't owned a home in the past three years. Most programs use that definition. So if you've never owned, you owned years ago and now rent again, or you co-owned a home that's been out of your name for three or more years, you likely qualify for first-time buyer benefits.
The benefits aren't a single loan. They're a stack of advantages we layer together: low-down-payment loan products (FHA at 3.5%, Conventional 97 at 3%, USDA and VA at $0), down payment assistance (state and federal grant or deferred-loan programs that cover part or all of your down payment), Mortgage Credit Certificates (a federal tax credit on mortgage interest), and homebuyer education (free courses that some programs require, all of which actually teach you something useful).
We figure out which combination gets you home for the least money out of pocket. Sometimes that's FHA + DPA + MCC. Sometimes it's a Conventional 97 by itself. Sometimes it's USDA if your address qualifies. The right answer depends on your numbers, your area, and your priorities.
Most first-time buyers don't pick just one. We layer the products that fit your situation.
Numbers are illustrative only and assume an example interest rate; they're not a quote. DPA amount varies by program, income, and property location. MCC eligibility and credit amount depend on the issuing housing agency and your tax situation. Real numbers depend on your full profile and the rate at the moment we lock. Get a real quote and we'll show you exactly what your stack looks like.
For most programs, you're a "first-time buyer" if you haven't owned a home in the past three years. So if you've never owned, you absolutely qualify. If you owned years ago and have been renting since, you likely qualify again. If you co-owned with a spouse or family member, the same three-year rule generally applies.
A few programs have stricter definitions or look back further. We check your specific situation against each program before applying.
Down payment assistance (DPA) programs are state, county, or federal initiatives that give you money to apply toward your down payment and/or closing costs. The forms vary:
Forgivable grants never have to be paid back as long as you stay in the home for a certain period (often 5–10 years).
Deferred loans sit as a second mortgage with no payment due until you sell, refinance, or pay off your primary mortgage. They're effectively "borrowed but not paid" while you live there.
Low-interest second loans require small monthly payments alongside your primary mortgage but at a much lower rate.
Nevada and Texas both have multiple options. We help you find the one that fits your situation and we handle the application paperwork.
If you're using DPA, almost always yes. Most assistance programs require a HUD-approved homebuyer education course before closing. The course is free, available online, takes about 8 hours total (you can break it into shorter sessions), and covers budgeting, the buying process, what to expect at closing, and how to handle homeownership going forward.
Even if you're not using DPA, taking the course is genuinely useful for first-time buyers. We point you to approved providers when you're ready.
An MCC is a federal tax credit on the mortgage interest you pay. Unlike a deduction (which reduces your taxable income), a credit directly reduces the tax you owe. MCC programs typically let you claim a percentage of the mortgage interest you pay each year as a tax credit, often up to a cap of $2,000 annually.
Over a 30-year mortgage, that can add up to tens of thousands of dollars in real tax savings. MCCs are issued by state housing finance agencies (Nevada Housing Division, Texas Department of Housing) and qualifying for one usually requires being a first-time buyer in an income-eligible household.
Yes, in most cases. DPA programs are generally compatible with FHA, USDA, VA, and Conventional 97 loans, though specific combinations depend on the DPA program's rules. The most common stack we see is FHA + state DPA + MCC, which gets a lot of first-time buyers into homes for very little out-of-pocket. We confirm compatibility before applying.
Depends on the program. Forgivable grants don't have to be repaid as long as you stay in the home for the program's required period (typically 5–10 years). Deferred-payment loans sit silently until you sell, refinance, or pay off the primary mortgage — then they're due. Repayable second loans require small monthly payments from day one.
We tell you which type each available program uses so you can compare not just the assistance amount but the long-term cost.
Both states have multiple. Nevada: Nevada Housing Division offers "Home is Possible" and related programs, plus the Mortgage Credit Certificate. Texas: TSAHC (Texas State Affordable Housing Corp) and TDHCA (Texas Department of Housing and Community Affairs) both run multiple DPA and MCC programs targeting different income levels and property types.
Local programs may also exist depending on your city or county. We track current availability and which programs are funded right now — some run out of money mid-year and reopen later.
Send us your basic situation and we'll come back with a personalized stack: which loan product, which DPA programs you qualify for, and whether MCC fits. No credit pull required to start.
Tell us your basic numbers and we'll send back a personalized program stack.
Someone from our team will reach out within one business day. If it's urgent, call us anytime at 702-550-9061.
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First-time buyer is the strategy. These are the actual loan products we layer underneath.