Eligibility
Military service, rural location, income, first-buyer status and occupancy rules can control access.
← All mortgage guidesLOW DOWN PAYMENT · UPDATED JULY 2026
Lowest down payment mortgage programs
Compare 0%, 3%, 3.5% and assistance-supported paths to homeownership, including eligibility, mortgage insurance, funding fees and cash-to-close.
WHAT TO COMPARE
Look past the headline rate.
Use the same loan assumptions and written disclosures for every offer. A rate without fees, points, and eligibility details doesn’t tell you the whole story.
Cash to close
Zero down does not necessarily mean zero closing costs, reserves, inspections or moving cash.
Monthly insurance
PMI, FHA mortgage insurance or program fees can change the true payment.
Assistance structure
A grant, forgivable loan, deferred loan and repayable second mortgage are not equivalent.
OPTIONS WORTH A LOOK
Which lender or program fits you?
Here are some useful places to start. This isn’t an approval, a live quote, or a paid ranking.
01US
BEST FIT · Eligible Veterans, service members and certain surviving spouses
VA-backed purchase loan
Why compare it
VA backing can allow no down payment and does not require private mortgage insurance.
Verify first
Certificate of Eligibility, lender underwriting, funding fee or exemption, appraisal and occupancy.
02US
BEST FIT · Eligible moderate-income buyers in eligible rural areas
USDA guaranteed loan
Why compare it
The program can support 100% financing through approved private lenders.
Verify first
Address eligibility, household-income limits, guarantee fees and property requirements.
03US
BEST FIT · Qualified first-time or income-eligible buyers
Conventional 3% programs
Why compare it
Certain Fannie Mae or Freddie Mac pathways can reduce the minimum down payment.
Verify first
Credit, income or first-buyer rules, PMI, pricing adjustments and condo eligibility.
04US
BEST FIT · Buyers who fit FHA underwriting and property rules
FHA-insured mortgage
Why compare it
FHA’s minimum required investment is commonly 3.5% in qualifying cases and permitted funds may include acceptable gifts or assistance.
Verify first
Mortgage insurance, upfront premium, property standards, loan limits and lender overlays.
05US
BEST FIT · Buyers who meet local income, price, occupation or first-buyer rules
State and local assistance
Why compare it
Housing-finance agencies and local programs may offer grants or subordinate financing.
Verify first
Funding availability, approved lender, education, resale or occupancy rules and repayment triggers.
YOUR NEXT STEPS
Let’s turn research into offers you can compare.
- Check 0% eligibility firstVerify VA entitlement or USDA address and household-income eligibility before assuming the program fits.
- Search the state housing agencyCompare current assistance programs, approved lenders, income caps and purchase-price limits.
- Price two complete scenariosCompare a low-down-payment offer with a larger-down-payment offer, including mortgage insurance and reserves.
- Protect emergency cashDo not use every dollar at closing; budget for repairs, moving, utilities and the first tax or insurance adjustment.
YOU MIGHT BE WONDERING
Let’s make mortgage language less intimidating.
Can I buy a home with zero down?
Possibly, if you qualify for VA or USDA financing and meet lender and property requirements. Closing costs may still apply.
What is the lowest FHA down payment?
HUD describes a 3.5% minimum required investment in most qualifying cases; lender underwriting and current FHA rules still apply.
Is 3% conventional always cheaper than 3.5% FHA?
No. Compare interest rate, PMI or FHA insurance, upfront fees, credit profile and expected holding period.
Which state has the cheapest down payment?
Down-payment percentage is mainly driven by the loan program and borrower eligibility, not the state. State and local assistance can reduce cash needed, but rules and funding change.
PRIMARY SOURCES
Verify current rates and rules.
Mortgage pricing, funding and eligibility change. Check these official sources before applying or making an offer.
HomeCostGrid is not a lender, broker or financial adviser. This page does not quote a rate, promise approval or replace personalized financial, legal or tax advice.
