The great news is that there is a new FHA loan program that allows home buyers to purchase a new home with only a 1% down payment.  The FHA loan requirements haven’t changed – they still require a 3.5% down payment, but this new program allows people to use government money to pay for 2.5% of the 3.5% down payment requirement – effectively leaving only 1% that a new home buyer must put down.

The new program is called the Neighborhood Stabilization Program – and it even gets better than just having to put 1% down! There is a new grant program that will pay up to 22% of your new home purchase price and this amount DOES NOT NEED TO BE PAID BACK! This is in addition to the $8,000 tax credit program -- also funds do not need to be paid back.

Here are just a few of the important details regarding the Neighborhood Stabilization Program:

• If you own a residence, you must be leasing your primary residence at least 12 months before applying for the program.
• You must use a participating lender  -- email me for a list of approved lenders as there are only a few in the Valley.
• You must attend and complete an 8 hour Homebuyer Education Class provided by one of the ADOH participating homebuyer counseling agencies. (A list will be provided by your lender once you begin the process.)
• The property you purchase must be your primary residence.
• You must have a maximum debt‐to‐income ratio 43% or less.
• You can use any type of financing with the NSP program – including paying cash. That means you can still get up to 22% of the purchase price even if you pay cash for the house.
• You must be approved and have your paperwork completed for the program prior to submitting an offer on a house.

Neighborhood Stabilization Eligible Property Types:

• Foreclosed properties only. A property is considered “foreclosed upon” at the point that the mortgage or tax foreclosure is complete.
• One‐unit detached single family homes, condos and townhomes.
• The property must be vacant at time of listing.

Neighborhood Stabilization Program Purchase Price Limits: For Maricopa county the maximum purchase price of the home is $346,250.

Neighborhood Stabilization Program Income Limits: Income limits range from $55,350 for a single individual to $104,400 for a family of 8 or more.  

In order to qualify for the program, you must have a gross income (the total income before taxes, health care costs, social security, etc.) of no more than 120 percent of the average median income for the county they want to purchase a foreclosed house in.

Neighborhood Stabilization Program: Too Good To Be True?

1. Up to 22 percent of purchase price
2. All loans are forgivable after a period of time based on the amount of the loan.
   * 5 years for assistance of $15,000 or less
   * 10 years for assistance of $15,001‐$40,000
   * 15 years for assistance of more than $40,000
3. All loans are zero percent interest with no monthly payment.
4. The balance of the loan is forgiven at the completion of the term.

Please email or call me for more details concerning this exciting new program.