First-Time Home Buyer Programs in Indiana

Indiana Housing and Community Development Authority (IHCDA) Programs:

IHCDA provides 30-year fixed-rate mortgages at below-market rates and down payment assistance for first-time homebuyers (no primary residence in past 3 years, waived in targeted areas) through approved lenders. No statewide sales price limit; income limits vary by county (higher in targeted areas). Mandatory homebuyer education required. Verify current rates, income/purchase limits, and targeted areas at in.gov/ihcda or contact an IHCDA-approved lender. Programs remain active with strong funding in 2026.

IHCDA First-Time Homebuyer Mortgage Programs:

Eligibility: First-time homebuyers or those not owning in past 3 years (waived in targeted areas); low-to-moderate income.
Offerings: 30-year fixed-rate mortgages (FHA, VA, USDA, or conventional) with competitive below-market rates and low down payment options.
Requirements:

• Income ≤ county-specific limits (varies by household size; e.g., ~$98,000–$140,000+ in high-cost areas like Marion/Hamilton; lower in rural counties—check IHCDA income chart).
• Minimum credit score: 620+ (varies by loan type).
• Debt-to-income ratio typically ≤45% (up to 50% with compensating factors).
• Mandatory homebuyer education (free via IHCDA-approved counselors or online courses).

Down Payment Assistance (DPA) Options:

Next Door Down Payment Assistance: Up to 4% of purchase price (max ~$10,000–$15,000 depending on loan/program) as deferred second mortgage (0% interest, no monthly payments; repayable on sale/refinance/payoff).
Forgivable DPA (in select programs): Portions forgiven after occupancy period (e.g., 5–10 years).
Eligibility: Must pair with IHCDA first mortgage; income-based; minimum buyer contribution often required.

Indiana Heroes Program:

Description: Enhanced DPA and rate benefits for teachers, firefighters, law enforcement, healthcare workers, military/veterans, and other public servants.
Eligibility: Qualify for standard IHCDA mortgage + proof of eligible profession; income limits apply.

Local Programs (Examples):

County/city programs offer additional deferred/forgivable assistance—funding limited; verify local housing authorities or IHCDA partners.

Indianapolis / Marion County

Indianapolis Homebuyer Assistance Program: Up to $15,000+ deferred/forgivable for down payment/closing in city limits; income-based (≤80–120% AMI); counseling required—check indy.gov/housing.

Fort Wayne / Allen County

Fort Wayne Homeownership Assistance: Assistance through regional partners (often SHIP-like funds) for low/moderate-income buyers; education required—see cityoffortwayne.org.

Evansville / Vanderburgh County

Evansville Homebuyer Programs: Local grants/loans (up to $10,000–$15,000 deferred) for eligible first-time buyers—check local housing authority.

Additional Information:

• USDA Loans: 0% down in eligible rural Indiana areas; income limits apply.
• VA Loans: 0% down for eligible veterans/active-duty military.
• FHA Loans: 3.5% minimum down (580+ credit; 10% if below 580).

Indiana programs emphasize flexible DPA and targeted support—always confirm with an IHCDA-approved lender or in.gov/ihcda. Seeking Agents® connects you with Indiana agents who understand these programs and compete to offer reduced commissions or added services—free for buyers/sellers!