Thinking of buying your first home? You’ll need to save at least as much for the down payment and closing costs. But there is also a host of things—federal and state grants, tax credits, and other options—you can explore that are designed to make it easier for first-time buyers to afford their first home. In fact, even if you’ve owned a home in the past, you may qualify for these programs if you meet certain guidelines.
First-Time Homebuyer Definition
According to the U.S. Department of Housing and Urban Development (HUD)—the government agency for the housing market—a first-time homebuyer is someone who meets any of the following conditions:
- An individual who has not owned a principal residence during the three-year period ending on the date of purchase of the property (and the spouse of such an individual)
- A single parent who has only owned a home with a former spouse while married
- A displaced homemaker who has only owned with a spouse
- An individual who has only owned a principal residence not permanently affixed to a permanent foundation in accordance with applicable regulations
- An individual who has only owned a property that was not in compliance with state, local, or model building codes—and which cannot be brought into compliance for less than the cost of constructing a permanent structure
As long as you qualify as a first-time homebuyer as delineated above, the following options can help make your dream of buying a new home a reality.
Tax Credit vs. Tax Deduction
The first thing to understand about tax benefits is the difference between a tax deduction and a tax credit. “Many people think these terms are interchangeable,” says Lisa Greene-Lewis, a certified public accountant in San Diego, Calif. “A tax deduction reduces your taxable income, but your actual tax reduction is based on your tax bracket. A tax credit is a dollar-for-dollar reduction in the taxes you owe.”
That means you save a lot more with a credit. “A tax credit of $100 would reduce your tax obligation by $100, while a tax deduction of $100 would reduce your taxes by $25 if you are in the 25% tax bracket,” says Greene-Lewis.
Tapping First-Timer Benefits
Hone in on HUD
The first place to look for grant assistance is HUD. Although HUD does not make grants directly to individuals, it does grant money to organizations that is earmarked for first-time home buyers.
Look to Your IRA
Every first-time homebuyer is eligible to take $10,000 during their lifetime out of a traditional or Roth IRA without paying the 10% penalty for an early withdrawal. “However, the federal government’s definition of a first-time homebuyer is someone who hasn’t owned a personal residence in three years,” says Dean Ferraro, a Mission Viejo, Calif., enrolled agent authorized to represent taxpayers before the Internal Revenue Service (IRS). So even if you owned a home in the past, if you meet the federal criteria, you’re eligible to tap these funds for a down payment, closing costs, etc.
If you have a traditional IRA, you will have to pay income tax on the money you withdraw. Roth IRA accounts will not be subject to additional taxes, as they are funded with money that’s already been taxed. Because each person has a $10,000 lifetime amount that can be withdrawn penalty free from an IRA, a couple could withdraw a maximum of $20,000 combined to pay for their first home. Just be sure to use the money within 120 days, or it does become subject to the 10% penalty, Ferraro cautions.
Size Up State Programs
Many states—for example, Illinois, Ohio, and Washington—offer down payment assistance for first-time homebuyers who qualify. Typically, eligibility in these programs is based on income and may also have limits on how expensive a property can be purchased. Those who qualify may be able to receive financial assistance with down payments and closing costs as well as costs to rehab or improve a property.
Know About Native American Options
Native American first-time homebuyers can apply for a Section 184 loan. “Next to the no-money-down VA loan, this is the best federal-subsidized loan offered,” says Ferraro. This loan requires a 1.5% loan up-front guarantee fee and only a 2.25% down payment on loans over $50,000 (for loans below that amount, it’s 1.24%). Unlike a traditional loan’s interest rate being based on the borrower’s credit score, this loan’s rate is based on the prevailing market rate. Section 184 loans can only be used for single family homes (one to four units) and for a primary residence.
Tax Benefits for All Homebuyers
Buying a first home also makes you eligible for the tax benefits afforded to every homebuyer, whether it’s a first home or not.
Home Mortgage Interest Deduction
Home mortgage interest used to be one of the biggest deductions for those who itemize. However, the Tax Cuts and Jobs Act (TCJA) has limited this deduction to the interest paid on $750,000 or less for married taxpayers filing jointly ($375,000 or less for those filing singly). At the same time it has nearly doubled the standard deduction for a married couple filing jointly, from $12,700 to $24,000 ($6,350 to $12,000 for single filers), making it less likely that people will have enough deductions to itemize them. Still, mortgage interest is deductible, and you should be advised of interest paid to your lender on a 1098 form sent out annually in January and/or early February.
Points or Loan Origination Fees Deduction
The fees you pay to obtain a home mortgage may be applied as a deduction, according to Greene-Lewis. “Points will also be reported on Form 1098 from your lender or your settlement statement at the end of the year,” she says, adding that the rules for how you deduct points are different for a first purchase or a refinancing.
Property Tax Deduction
Property tax deductions are available for state and local property taxes based on the value of your home. The amount that’s deducted is the amount paid by the property owner, including any payments made through an escrow account at settlement or closing, but the TCJA has put a $10,000 cap on the deduction. “You may find property taxes paid on your 1098 form from your mortgage company if your property taxes are paid through your mortgage company,” says Greene-Lewis. “Otherwise, you should report the amount of property taxes you paid for the year indicated on your property tax bill.”
Residential Energy Credit
Homeowners who install solar panels, geothermal heat systems, and wind turbines—or energy-efficient windows or heating and air-conditioning systems—may receive a tax credit worth up to 30% of the cost. Check the IRS’s energy incentive list to see if you qualify.
Once you factor in all the tax benefits and deductions you are eligible for, make sure you look for a mortgage company that best suits your needs.
The Bottom Line
Homeownership costs extend beyond down payments and monthly mortgage payments. Be sure to factor in first-time homebuyer and other tax benefits and deductions in deciding whether you can afford to buy a home and how much you can pay for one.
“Make sure you factor in closing costs, moving costs, the home inspection, escrow fees, home insurance, property taxes, costs of repairs and maintenance, possible homeowner’s association fees, and more,” says J.D. Crowe, president of Southeast Mortgage, Georgia’s largest non-bank lender, and president of the Mortgage Bankers Association of Georgia.
Knowing you can afford the home you choose gives you the best chance of being able to live there for years to come.