{"id":25789,"date":"2021-07-30T10:26:45","date_gmt":"2021-07-30T17:26:45","guid":{"rendered":"https:\/\/www.homelight.com\/blog\/?p=25789"},"modified":"2026-04-08T00:18:04","modified_gmt":"2026-04-08T07:18:04","slug":"buyer-who-is-considered-a-first-time-homebuyer","status":"publish","type":"post","link":"https:\/\/www.homelight.com\/blog\/buyer-who-is-considered-a-first-time-homebuyer\/","title":{"rendered":"Who Is Considered a First-Time Homebuyer? You Might Be Surprised"},"content":{"rendered":"

You may have heard about the \u201crenter\u2019s trap<\/a>.\u201d<\/p>\n

That\u2019s a self-perpetuating cycle where you\u2019re renting, and you\u2019d like to save up for a down payment on your first home purchase, but you can\u2019t, because you keep having to pay for rent.<\/p>\n

Gathering a down payment may not be the only barrier to owning your first home. You also need a qualifying credit score and an affordable home that fits your needs. That trap is tricky.<\/p>\n

Luckily, a first-time homebuyer has several options to help overcome these barriers and escape the renter\u2019s trap. We spoke to Bart Tipton<\/a>, a top real estate agent based in Bakersfield, California, with over 18 years of experience, to talk about the pitfalls \u2014 and perks \u2014 of being a first-time homebuyer.<\/p>\n

Is it worth the effort to switch from renting to owning?<\/p>\n

\u201cYeah,\u201d he tells us, \u201cover the period of time \u2026 the appreciation rate [often] outpaces the rate of inflation<\/a>. \u2026 It’s hard to time the market, but if you’re in it over the long run \u2026\u00a0 you’re most likely always gonna come out ahead.\u201d<\/p>\n

So maybe it\u2019s time to start paying your own mortgage (and stop paying your landlord\u2019s).<\/p>\n

\"A<\/a>
Source: (Carlos Gil \/ Unsplash)<\/figcaption><\/figure>\n

First thing\u2019s first: Who exactly is a \u2018first-time homebuyer’?<\/h2>\n

The answer isn\u2019t as obvious as you might think. Certainly, someone who has never bought or owned a home before is a first-timer.<\/p>\n

But having owned a home doesn\u2019t necessarily disqualify you. Many people may be considered first-time homebuyers according to the definition from the Department of Housing and Urban Development<\/a>, but not realize it. For example:<\/p>\n

Someone who hasn\u2019t owned a home for three years or more<\/h3>\n

That\u2019s right: Your status resets. If you haven\u2019t owned a home in the last three years, congrats: You are a first-timer again.<\/p>\n

A single parent who has only owned with a former spouse<\/h3>\n

If your home ownership was with someone you were<\/i> married to, but aren\u2019t anymore, your previous ownership doesn\u2019t count toward your first-timer status.<\/p>\n

If your spouse hasn\u2019t owned a home<\/h3>\n

Maybe you\u2019ve owned a house before. If you marry someone who hasn\u2019t, you may still be considered a first-time homebuyer.<\/p>\n

A \u2018displaced homemaker<\/a>\u2019<\/h3>\n

This outdated and cringe-worthy term sounds like the title of a Charlie Chaplin movie, but it refers to someone who provided (unpaid) services tending to their family. They have been out of the traditional workforce, but are no longer supported by the spouse they owned the property with.<\/p>\n

Someone who owns property that\u2019s prohibitively not up to code<\/h3>\n

If you own property not in compliance with local or state building codes, and it can\u2019t be brought into compliance for less than the cost of building a new and permanent structure, that ownership doesn\u2019t count against your status.<\/p>\n

If your residence doesn\u2019t have a permanent foundation<\/h3>\n

You may fall under this category if you\u2019ve only owned a principal residence \u201cnot permanently affixed to a permanent foundation in accordance with applicable regulations.\u201d Think mobile home.<\/p>\n

As of summer of 2021, it\u2019s still a seller\u2019s market<\/a>, and Tipton is \u201cseeing a lot of multiple offers,\u201d making it even more intimidating for all types of first-timers to enter the market. But let\u2019s make that less daunting, starting with the down payment.<\/p>\n

\"Money,<\/a>
Source: (Bob Ghost \/ Unsplash)<\/figcaption><\/figure>\n

Down payment assistance programs (DPAs)<\/h2>\n

There\u2019s a common perception that you have to start with a standard down payment of 20% of your new home\u2019s value. The advantage of a larger down payment is that the more you pay up front, the smaller your loan (and monthly payments).<\/p>\n

This 20% also sidesteps<\/a> the need for private mortgage insurance (PMI), which is protection for the lender in case you can no longer make payments on your loan (note that PMI applies to conventional loans). If your loan requires PMI, you pay for it, usually as a premium added to your monthly mortgage payment.<\/p>\n

Unfortunately, 20% can be a lot of money, and a lot of first-timers can\u2019t swing it. Fortunately, you don\u2019t necessarily need a 20% down payment to buy a house.<\/p>\n

In practice, most buyers don\u2019t pay anywhere near that much up front (the average is actually closer to 5%<\/a>), which eases the immediate burden a bit. But in addition to that, first-time homebuyers can apply for down payment assistance programs<\/a>.<\/p>\n

These take many forms, including grants (which don\u2019t have to be repaid), loans that you pay down alongside your mortgage, and even loans that are forgiven if you live at your new residence for a qualifying number of years. Most are specifically for first-time buyers, and they vary by state.<\/p>\n

\u201cIn California,\u201d Tipton points out, \u201cwe have CalHFA,\u201d which he describes as a \u201clow down-payment assistance program.\u201d<\/p>\n

Let\u2019s take a look at CalHFA as an example:<\/p>\n

CalHFA\u2019s MyHome Assistance Program is a \u201csubordinate loan\u201d of up to 3.5% of the cost or value of your home, and you can use this loan toward your down payment or closing costs. CalHFA\u2019s website refers to these loans as \u201csilent seconds<\/a>,\u201d meaning that payments are deferred until your home is sold, refinanced, or paid off. So in addition to boosting your down payment, this subordinate loan helps make your monthly mortgage payments more affordable and offers you a break before you have to repay it.<\/p>\n

Certain qualifications<\/a> also need to be met \u2014 a minimum credit score, income limits, and a completed course in the basics of homeownership.<\/p>\n

Every state<\/a> has down payment assistance, and each program has its unique details and requirements, so take some time to check out what\u2019s available for you.<\/p>\n

Government-backed loans<\/h2>\n

The federal government takes an interest in making homeownership more available to its citizens, with the assumption that owning strengthens our communities and economy<\/a>. So a first-time homebuyer has many potential options to tap into<\/a>, including government-backed programs like\u00a0 Federal Housing Administration (FHA) mortgages, the USDA Home Buyer Assistance Program, and loans for veterans through the Department of Veterans Affairs.<\/p>\n

Federal Housing Administration (FHA) loans<\/h3>\n

The FHA is part of the U.S. Department of Housing and Urban Development<\/a>, so the federal government insures these loans. As a result, they can offer low down payments and less stringent credit score requirements, two features that will be particularly attractive to a first-time buyer. (\u201cOne of FHA\u2019s highest priorities is to assist homebuyers with the purchase of their first home,\u201d states an online HUD reference guide<\/a>.) The minimum down payment is 3.5%, which is a little higher than Fannie Mae requires, but the minimum qualifying credit score<\/a> for that down payment is lower (580).<\/p>\n

USDA loans<\/h3>\n

Why does the United States Department of Agriculture insure home loans? They\u2019re intended to make homeownership more accessible for low-to-moderate income buyers in rural areas. But according to their site<\/a>, their definition of \u201crural\u201d isn\u2019t just for agricultural land; it has expanded to include \u201csmall towns, suburbs and exurbs of major U.S. cities,\u201d with emphasis on low-income as well as rural areas.<\/p>\n

To get buyers into these homes, these government-backed mortgages offer loans at $0 down, which is otherwise almost unheard of (outside of VA loans). However, there are stricter requirements<\/a> for a USDA loan compared to an FHA loan. The qualifying credit score is higher (640), and your income typically can\u2019t be more than 15% above the median income of the area, in keeping with their goal of encouraging lower-income ownership. But for the right buyer, this can be a great opportunity.<\/p>\n

VA loans<\/h3>\n

Along with the USDA, the U.S. Department of Veterans Affairs<\/a> offers the other government-insured loan that doesn\u2019t require any down payment. It\u2019s available exclusively to \u201cservicemembers, veterans, and eligible surviving spouses,\u201d with further eligibility tied to length and character of service. People who have served in the military are further helped into homeownership with the absence of private mortgage insurance.<\/p>\n

Conforming loan programs<\/h3>\n

In addition to these government-backed programs, first-time homebuyer programs designed by the government-sponsored enterprises (GSEs), Fannie Mae and Freddie Mac, also provide a great opportunity for well-qualified first-timers. Fannie Mae<\/a>, the first GSE, was formed in the wake of the Great Depression in an effort to stabilize the mortgage market and make homeownership more accessible. (TRIVIA: The name comes from pronouncing the acronym FNMA, the Federal National Mortgage Association.).\u00a0 Freddie Mac was created in the 1970s to further expand these efforts. These GSEs were designed to create a secondary market for banks and lenders to sell mortgage loans that meet certain qualifying standards (known as \u201cconforming mortgage loans\u201d), allowing them to free up capital to make more loans.<\/p>\n

Both Fannie and Freddie have created strong first-time homebuyer programs that allow for low down payments and competitive rates.<\/p>\n

Fannie Mae HomeReady\u00ae and HomePath\u00ae<\/h3>\n

FNMA offers a program called HomeReady\u00ae<\/a> that offers mortgages with a down payment of as low as 3%. Homebuyers must have a credit score of 620 or higher.<\/p>\n

Fannie Mae HomePath\u00ae<\/a> offers first-time homebuyers an online course on homeownership to become eligible for up to 3% additional toward closing costs on HomePath\u00ae properties \u2014 properties Fannie Mae owns that have been foreclosed upon<\/a>.<\/p>\n

Foreclosures can happen for a number of reasons, but there is a possibility that these homes have fallen into some state of disrepair, so keep that in mind.<\/p>\n

\u201cI would probably not recommend any fixer-uppers for a first-time homeowner,\u201d Tipton tells us. \u201cUnless [the buyers are] very, very handy, and know exactly what they’re doing.\u201d<\/p>\n

Freddie Mac\u2019s HomeOne\u00ae and HomePossible\u00ae<\/h3>\n

Freddie Mac\u2019s HomeOne<\/a>\u00ae program allows for down payments as low as 3% down for qualified buyers, and Freddie\u2019s HomePossible\u00ae<\/a> program expands that even further by allowing borrowers to utilize friends or family to help with their down payment or to qualify for their mortgage as a non-occupying co-borrower.<\/p>\n

The GSEs offer these programs through banks and other mortgage lenders, so talk to a qualified loan originator who can help you figure out which of these programs might best work for you.<\/p>\n

\"Two<\/a>
Source: (DocuSign \/ Unsplash)<\/figcaption><\/figure>\n

Borrowing from your future self<\/h2>\n

Many of the loans listed above are useful to first-time homebuyers, but not necessarily exclusively<\/i> for them. But here\u2019s a perk for first-timers only: You can withdraw funds from your IRA without penalty. Usually, any money you withdraw before the age of 59.5 would carry a hefty fee of 10%. But not if you\u2019re using it to buy your first home.<\/p>\n

The maximum you can withdraw is $10,000<\/a>. If it\u2019s two buyers \u2014 you and a spouse, for example \u2014 you can combine your withdrawals for a total of $20,000, which would make a pretty decent down payment (about 6% of a median 2021 home price<\/a> of $340,000).<\/p>\n

But exercise caution: You\u2019d also be diminishing your savings. Other penalty-free opportunities to borrow from your IRA include things like medical emergencies<\/a>, so approach this tactic with that level of seriousness.<\/p>\n

Great! So, is it easier for a first-time homebuyer to qualify for a loan?<\/h2>\n

These solutions offer boosts to a first-timer, but they\u2019re not handing you a home on a silver platter. You\u2019ll still need to qualify for a mortgage. First-time buyer programs can<\/i> make your down payment more accessible, but credit score and DTI requirements are the same whether you\u2019re a first-timer or a repeat buyer.<\/p>\n

\u201cHave a price range that you’re comfortable with,\u201d Tipton also advises. \u201cJust because you’re approved for a certain amount doesn’t mean you should spend that much.\u201d So if you\u2019ve received any advice that you should \u201cbuy as much house as you can afford,\u201d proceed with caution. It might be wiser to make sure you have some money saved for the unexpected.<\/p>\n

And last but not least, Tipton says to \u201cmake sure [first-time buyers] find a good real estate agent<\/a> to help out and lead them down the road.\u201d Contact a top HomeLight buyer\u2019s agent today and take your first step out of that renter\u2019s trap!<\/p>\n

Header Image Source: (Joshua Hanks \/ Unsplash)<\/em><\/p>\n

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