A Guide to First-Time Home Buyer Loans and Programs

From setting a budget to picking a neighborhood, first-time home buyers have a lot of decisions to make.

Here’s another one: What type of mortgage should I get?

There’s not just one choice for a “first-time home buyer loan.” More likely, you’ll compare a few mortgage types. Each one has different requirements, such as how much down payment you’ll need. Then, you’ll choose which one is the right fit for your financial situation.

From there, you can look at combining your mortgage with first-time home buyer benefits such as down payment or closing cost assistance. Read the fine print to make sure you qualify as some programs might have income or purchase price limits. When buying your first home, it pays to do your research to get every dollar you can qualify for.

Here’s how to compare first-time home buyer financing options and find what’s best for you.

Overview: Best loans for first-time home buyers

Here are six first-time home buyer loans and programs that are worth exploring.

• FHA loans are government-insured mortgages that require as little as 3.5% down.

• VA loans are zero-down-payment loans for qualified military borrowers.

• USDA loans offer financing on rural and some suburban properties with 0% down.

• Fannie Mae and Freddie Mac back conventional loans with just 3% down. (Fannie and Freddie don’t lend money directly; you get the loan through a mortgage lender.)

• Fixer-upper mortgages, known as renovation loans, allow you to buy a home and roll remodeling costs into your mortgage with one convenient monthly payment.

Loans backed by the Federal Housing Administration require just 3.5% down, making them a popular choice among first-time home buyers. (If your credit score is under 580, you would be required to put 10% down.) In general, FHA loans offer more flexible qualifications than conventional loans.

While you can technically qualify for an FHA loan with a credit score in the 500s, approved borrowers tend to have much higher scores. In February 2024, the average FICO score for FHA borrowers buying a home was 687, according to ICE Mortgage Technology.

FHA loans also require FHA mortgage insurance. This protects the lender’s stake in the loan if you default. Borrowers can pay an upfront premium as part of their closing costs and an ongoing premium as part of each monthly mortgage payment.

The Department of Veterans Affairs helps eligible service members, veterans and surviving spouses buy homes. VA loans are especially generous, often requiring no down payment or mortgage insurance. (Borrowers do have to pay a one-time funding fee.) They also allow borrowers to have higher debt-to-income ratios — and qualify for larger mortgages — than some other loan programs.

While the VA itself doesn’t set credit or income requirements, individual VA lenders will have their own criteria. According to data from ICE Mortgage Technology, the average FICO score of VA borrowers was 721 in February 2024.

The U.S. Department of Agriculture offers loans directly to homebuyers and backs (or “guarantees”) loans through private mortgage lenders. And, no, you don’t have to live on a farm to get a USDA loan. The program targets rural and some suburban areas and allows 100% financing, or zero down payment.

USDA loans have income limitations, which vary by region and the type of loan you apply for.

Conventional loans (Fannie Mae and Freddie Mac)

Fannie Mae and Freddie Mac are the engines behind the home loan machine, working with mortgage lenders to offer a range of conventional loan products, some requiring low down payments.

Fannie Mae’s HomeReady loan, for example, is designed for low-income borrowers with credit scores of 620 or higher and requires only 3% down. One advantage of this kind of loan is that borrowers could qualify to end their mortgage insurance once they’ve built up 20% equity in their home — unlike with FHA loans, where borrowers can cancel their mortgage insurance after 11 years only if they originally put 10% down.

Freddie Mac’s Home Possible loan is another product geared toward low-income borrowers with a minimum down payment of just 3%. Borrowers can apply sweat equity or funds from gifts, grants or loans toward the down payment.

State first-time home buyer programs

In addition to these national programs, many state and local governments offer assistance to home buyers. Browse NerdWallet’s list of state first-time home buyer programs to learn more.

Home renovation loan options

If you’re planning to tackle some renovations, here are a few mortgage options that can help with the cost.

• An energy-efficient mortgage, or EEM, helps borrowers finance energy-efficient homes or energy-saving upgrades. The benefit is that you can enjoy lower energy bills and a more comfortable home sooner instead of picking away at energy-saving projects over time.

• FHA 203(k) loans are designed for buyers who want to tackle a fixer-upper. This special FHA-backed loan considers what the value of the property will be after improvements and allows you to borrow the funds to complete the project as part of your main mortgage.

• The CHOICERenovation loan is a conventional loan program through Freddie Mac that allows you to finance the purchase of a home and the cost of improvements, too, with low down payments.

• HomeStyle from Fannie Mae is another conventional loan option for purchase-and-remodel projects. A 3% down payment is available to first-time home buyers who qualify for the HomeReady program.

• VA renovation loans are available to qualified military borrowers, but lenders that offer them can be harder to find.

We’ve listed six resources available to you as a first-time home buyer. Now, you can reflect on your own needs as a borrower when considering your options. Some loans and programs are a better fit for home buyers with low credit scores, for example, while others are tailored specifically for buyers in your area.

If you qualify for one of these programs or products, they can help you get a home without draining your savings for a down payment, can assist you in navigating additional costs like mortgage insurance and can keep your payments low.

It’s also important to have a real estate agent who understands your specific needs. Choose an agent who has experience with the loan product you’ve picked; they can craft your offer and show the seller you’re a well-qualified buyer.