Cash-to-Close Help

Down Payment Assistance

Close with less cash out of pocket. The 2 Mortgage Guys layer in-house Luminate Path, Chenoa Fund, Essex NHF, Indiana Housing, Hoosier Homes, and VLIP grants for Fannie Mae / Freddie Mac — so Indiana buyers can get to the closing table without draining savings.

Explore Luminate Path
In-house Luminate Path
Chenoa Fund
Indiana Housing + Hoosier Homes

Who DPA is for — and how it helps you buy

Can afford the payment but not 3.5–5% cash at closing? Down payment assistance fills that gap with grants, soft seconds, or forgivable layers — so you close with less cash out of pocket and keep reserves for the move-in.

First-time buyers

Stable income, thin savings after renting — DPA covers the down payment piece.

Cash left after closing

Use assistance for the down payment; keep your own money for furniture, repairs, or reserves.

FHA or conventional

Pair with FHA, or stay conventional with Fannie/Freddie-friendly grants like VLIP and Indiana Housing.

Before you offer

We run a DPA scenario early so you know cash-to-close before you write an offer.

DPA program options

You've got options with Luminate Bank!

Start with featured in-house Luminate Path — our go-to recommendation for most buyers. Chenoa Fund and Essex NHF are FHA partner DPA options; Indiana Housing, Hoosier Homes, and VLIP grants support Fannie Mae / Freddie Mac conventional loans. These DPA programs are not stackable — we'll help you choose the one that best fits your file.

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Other State Programs

These are extra state and local down payment assistance options available through Luminate Bank — beyond the featured national and Indiana programs above.

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Compare options

Down payment assistance side by side

See how Luminate Path, Chenoa Fund, Indiana Housing (IHCDA), Hoosier Homes, VLIP, and Essex NHF stack up on assistance amount, credit, income rules, and who each program fits — then open the program page that matches your file.

Hover or focus any underlined feature or abbreviation for a plain-English definition.

Feature Luminate Path Chenoa Fund Indiana Housing oosier-homes