National DPA · FHA

Essex NHF Down Payment Assistance

Get 3.5% or 5% toward your down payment and closing costs — paired with FHA financing. Essex NHF (National Homebuyers Fund) helps primary buyers close with less cash out of pocket nationwide (except NY and WA).

3.5% or 5% assistance

Forgivable or amortizing

Nationwide except NY & WA

Essex NHF (National Homebuyers Fund) down payment assistance — 3.5% or 5% toward down payment and closing costs paired with FHA financing

Assistance amount

How much Essex NHF can contribute

Essex NHF provides 3.5% or 5% of the lower of the sales price or appraised value toward your down payment and closing costs — layered as a second lien on top of your FHA first mortgage.

3.5%

Standard assistance

Pairs naturally with FHA 3.5% down — potentially minimal cash at closing when combined with seller credits.

Example: $350,000 home → $12,250 in assistance

Maximum assistance

Enhanced assistance

Maximum cash-to-close relief — covers down payment, closing costs, or both up to 5% of the lower of price or appraised value.

Example: $400,000 home → $20,000 in assistance

Two structures

Choose your Essex NHF second lien

Essex NHF offers a forgivable deferred second with no monthly payment, or a 10-year amortizing second with predictable monthly payback. Ryan and Steve model both against your FHA scenario before you write an offer.

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Borrower & property guidelines

Essex NHF opens doors for repeat buyers and files without income caps — but every scenario still goes through full FHA underwriting. Here is what we screen before you write an offer.

Eligible states

Available nationwide except New York and Washington.
Minimum 600 credit score

No maximum DTI cap for AUS approvals. Manual underwriting follows standard FHA DTI limits.
First-time buyer not required

Repeat buyers are eligible — you do not have to be a first-time homebuyer.
No income limits

Essex NHF has no income restrictions on standard product guidelines.
Homebuyer education required

At least one borrower must complete a HUD, Fannie Mae, or Freddie Mac–approved homebuyer education course.
Primary residence only

The home must be your owner-occupied primary residence.
No temporary buydowns

Temporary interest rate buydowns are not allowed with Essex NHF assistance.
No co-signors

Co-signors are not allowed on Essex NHF transactions.
No renovation products

Renovation loan products cannot be paired with Essex NHF assistance.
Payment shock reserves

If payment shock is greater than 100% (for example, current rent is $1,000 and the new payment is $2,250 — payment shock is 125%: $1,250 ÷ $1,000), or the borrower lives rent-free, 2 months of reserves are required. Gift funds cannot be used to meet the reserve requirement. If rent is not clearly noted on the bank statement, it must be verified with a VOR.

Common questions

Essex NHF FAQ

Straight answers on assistance amounts, forgiveness rules, rates, geography, credit, education, and reserve requirements.

Ready to explore Essex NHF assistance?

Talk with Ryan and Steve about forgivable and amortizing Essex NHF structures paired with FHA — so you know your cash to close before you shop.

Essex NHF down payment assistance programs are subject to borrower qualification, property eligibility, and lender approval. Rates, terms, and program availability may change without notice and are not available in all states. This page is educational — your scenario is underwritten against current guidelines.