Down Payment Assistance in DC, MD & VA: Most People Who Qualify Never Apply

Washington DC programs.

DC has some of the most generous DPA programs in the country, reflecting the high cost of housing in the city. Most DC buyers only ever hear about HPAP. There are at least five other DC-specific programs that stack with a first mortgage, and several of them are still funded when HPAP isn't.

HPAP: Home Purchase Assistance Program

HPAP is DC's primary down payment and closing cost assistance program, administered by the DC Department of Housing and Community Development (DHCD).

• Assistance amount: Up to $202,000 for very low-income buyers; up to $4,000 for moderate-income buyers. Amounts vary based on income, household size, and need.
• Structure: Interest-free loan, deferred for 5 years, then repaid over 40 years. Not a grant, but the deferred structure means no monthly payments for years.
• Income limits: Based on DC Area Median Income (AMI). Very low income = 50% AMI or below. Low income = 51 to 80% AMI. Moderate income = 81 to 110% AMI.
• First-time buyer requirement: Yes. Must not have owned a home in DC in the past 3 years.
• Homebuyer education: Required. Must complete an approved course.
• Approved lender requirement: HPAP must be originated through an approved DC lender. Not all lenders participate.

Want the full breakdown? I wrote a complete HPAP deep dive with the 2025 assistance table, income limits by household size, gap financing examples, and the real application process.

DC Open Doors (and the 3% / 3.5% second mortgage)

DC Open Doors is DCHFA's flagship non-HPAP program. It's a 30-year fixed first mortgage paired with a deferred second mortgage for down payment and closing costs. Unlike HPAP, it's open to both first-time and repeat buyers, and you don't have to be a DC resident.

• First mortgage: 30-year fixed FHA, Conventional HFA Preferred, or Conventional HFA Advantage.
• Second mortgage (DPA) amount: 3% of the purchase price on conventional loans, 3.5% on FHA. Covers down payment, closing costs, or prepaids.
• Second mortgage structure: 0% interest, 30-year deferred, non-amortizing. No monthly payments. Due when you sell, refinance, or stop occupying the home as your primary residence.
• First-time buyer requirement: Not required. Repeat buyers and non-DC residents are both eligible.
• Stacking: The Open Doors 2nd can be combined with the Open Doors 1st, with DC4ME, or with HPAP on top.

If HPAP isn't accepting reservations when you're ready to buy, Open Doors is the DC program most buyers default to. It's not as dramatic as HPAP's six-figure assistance, but it's usually open for business, and a 3.5% FHA DPA on a $500,000 purchase is still $17,500 you don't have to bring to closing.

DC4ME: For DC Government Employees (and Veterans)

DC4ME is a DCHFA program specifically for full-time DC government employees, with a veteran-focused variant that drops the government employment requirement. It's three products in one: a reduced-rate first mortgage, a deferred second for down payment, and a separate VA-loan option.

• First mortgage (DC4ME): Conventional HFA Preferred or HFA Advantage, 30-year fixed, with a reduced interest rate vs. the standard Open Doors rate. Must be first-time homebuyer. Max household income 120% of AMI.
• Second mortgage (DC4ME): Up to 3% of the loan amount, 0% interest, 30-year deferred, no monthly payments. Due at sale, refinance, or move-out.
• DC4ME VA variant: VA loan only. Not restricted to first-time buyers. Borrower must be a veteran, active-duty service member, Reservist, National Guard member, or surviving spouse with a Certificate of Eligibility.
• Who qualifies for standard DC4ME: Full-time employees of the District government, including DC-based instrumentalities, independent agencies, and DC Public Charter Schools.
• Stacking: DC4ME can be combined with the Home Purchase Assistance 2nd lien from HPAP.

If you work for the DC government and you've been told HPAP is your only option, you're being under-served. DC4ME gives you a better rate on the first mortgage AND a stackable second, and the combined assistance can rival HPAP without the lottery drama.

EAHP: Employer-Assisted Housing (DC Employees and First Responders)

EAHP is a separate DC program (not run by DCHFA) for DC government employees and first responders. It provides deferred down payment assistance that can be stacked on top of HPAP, Open Doors, or DC4ME. There are two tracks with different terms.

EAHP for District Government Employees

• Assistance: Up to $20,000 in deferred DPA, plus up to $5,000 in matching grant funds.
• Structure: 0% interest, deferred, due on sale. The $5,000 matching grant portion is non-repayable.
• Eligibility: DC government employee with at least 1 year of service. No income cap.
• Stacks with: HPAP (government employees are also eligible for the full $20,000 HPAP assistance), Open Doors, and DC4ME.

EAHP for First Responders

• Assistance: Up to $10,000 in forgivable DPA, plus up to $15,000 in matching grant funds. First responders are also eligible for the full $20,000 EAHP assistance.
• Structure: 5-year forgivable loan. If you stay in the home 5 years, the DPA portion is fully forgiven. The $15,000 matching grant is non-repayable.
• Eligibility: Police Officer, Firefighter, Paramedic, EMT, or Corrections Officer. No income cap.
• Stacks with: HPAP, Open Doors, and DC4ME.

EAHP is one of the most under-used programs on this page. If you work for the DC government or serve DC as a first responder, the combined HPAP + EAHP stack can cover nearly the entire down payment AND closing costs on a DC home. Ask about it explicitly. Not every loan officer knows the EAHP stacking rules.

MANNA Grants (True Grants, No Repayment)

MANNA is a DC nonprofit community development organization that runs two true-grant programs. Neither is large, but they're non-repayable, they stack with other DPA, and neither requires you to be a first-time buyer.

MANNA City Homeownership Grant

• Amount: Up to $2,500. True grant, no repayment.
• Eligibility: DC government employee for at least 6 months (waived if you're a firefighter, police officer, or teacher). First-time buyer status not required.
• Use: Down payment and closing costs.

MANNA Target Foundation Grant

• Amount: Up to $3,000. True grant, no repayment.
• Eligible areas: DC, Charles County, Montgomery County, or Prince George's County.
• Eligibility: Active MANNA member for 6 months or more. First-time buyer status not required.
• Use: Down payment and closing costs.

Neither MANNA grant will cover a down payment by itself, but they're free money that stacks on top of HPAP, Open Doors, DC4ME, or EAHP. If your employer or membership qualifies you, there's no reason not to layer one on.

Maryland programs.

Maryland has the most varied DPA ecosystem in the DMV. There's the statewide Maryland Mortgage Program (MMP) umbrella, Montgomery County's own separate HOC program suite, plus county and city programs from Anne Arundel down through Prince George's. The combinations get confusing fast. Here are the pieces.

Maryland Mortgage Program (MMP)

MMP is Maryland's statewide system, administered by the Department of Housing and Community Development (DHCD). It's not one product — it's an umbrella over seven or eight stackable first-mortgage and DPA products. Most buyers only hear about "1st Time Advantage." There are at least five others worth knowing.

1st Time Advantage

Maryland's flagship first-time buyer product. A 30-year fixed-rate first mortgage paired with one of several DPA second-lien options:

• 1st Time Advantage $6,000: Flat $6,000 in DPA as a 0% interest deferred loan, due at sale or refinance.
• 1st Time Advantage 3% / 4% / 5% Loan: DPA equal to 3%, 4%, or 5% of the first mortgage, structured as a deferred 0% interest loan. Higher percentages carry slightly higher first-lien rates.

Flex Direct (for Repeat Buyers)

Same structure as 1st Time Advantage but does not require first-time buyer status. Paired with Flex 3% or Flex $6,000 second liens. This is the MMP product most repeat buyers don't realize they qualify for.

HomeStart (Very Low Income)

• Eligibility: Household income at or below 50% of Area Median Income only.
• DPA: 6% of the first loan amount, 0% interest, 30-year deferred.
• Trade-off: Cannot be paired with MMP matching programs (below).

Montgomery Homeownership (MMP version)

An MMP product specifically for Montgomery County buyers. DPA up to 40% of qualifying income, capped at $25,000, as a 0% interest deferred loan. Must be paired with the MMP 1st lien and cannot be combined with MMP matching programs. This is different from HOC Montgomery County's programs (covered below) — confusingly, Montgomery County has two separate DPA ecosystems, one via MMP and one via HOC.

MEDPAL (Montgomery Employee DPA Loan)

For full-time employees of approved Montgomery County employers. Up to $25,000 as a 0% interest, 30-year forgivable loan (fully forgiven after 30 years). Borrower must contribute a minimum 1% of sales price from own funds. Funds are limited — confirm availability with your lender.

SmartBuy 3.0 (Student Loan Payoff)

One of the most unusual DPA products in the country. Designed for Maryland buyers carrying student loan debt.

• Assistance: Up to 15% of the purchase price, capped at $20,000 (minimum $1,000).
• Structure: 0% interest, 5-year term, forgiven 20% per year until fully forgiven.
• Use: Must pay off all of a borrower's student loan debt at closing. Partial payoff is not permitted. Cannot be used for down payment, closing costs, or principal reduction.
• Eligibility: At least $1,000 in current student loan debt (private loans not eligible). Minimum 720 FICO. Conventional loans only.
• Can be paired with: An optional MMP DPA 2nd lien for actual down payment/closing cost assistance. The SmartBuy assistance only pays off student loans.

If you have $18,000 in federal student loans and you're buying a home, SmartBuy wipes them out at closing and gets forgiven over 5 years. That's close to free money if you stay in the home. The catch is the 720 minimum FICO, which eliminates a lot of buyers who need DPA most.

MMP Matching Programs (HK4E, SK4E, CPIP, BDIP, BRAC)

MMP has five separate matching programs that can stack on top of the 1st Time Advantage $6,000 or Flex $6,000 DPA. Each one adds up to $2,500 (sometimes less) as a 0% deferred second lien. They look small individually, but stacked with the MMP base DPA they add real money for no extra documentation.

• House Keys 4 Employees (HK4E): DHCD matches participating-employer down payment contributions dollar-for-dollar up to $2,500. Your employer has to participate.
• Smart Keys 4 Employees (SK4E): A $1,000 bonus on top of HK4E if the property is in a Priority Funding Area AND within 10 miles of your workplace.
• Community Partner Incentive Program (CPIP): DHCD matches contributions from participating foundations or nonprofits dollar-for-dollar up to $2,500.
• Builder/Developer Incentive Program (BDIP): For new construction. DHCD matches builder contributions to closing costs and prepaids (not down payment).
• BRAC Match: For federal employees affected by Base Realignment and Closure. Up to $2,500 match, stackable with DSELP and Partner Match.

If you work for a participating employer, ask about HK4E specifically. Most buyers have no idea their employer may already contribute to a DPA match.

Maryland HomeCredit (MCC)

A Mortgage Credit Certificate (MCC) program. Not a cash payment — it converts a portion of your annual mortgage interest into a dollar-for-dollar federal tax credit, up to $2,000/year, for the life of the loan.

• How it works: You claim the credit every year on your federal tax return. Reduces your tax liability directly (not just your taxable income).
• Can be layered with: Other MMP products, so you can get DPA and the ongoing tax credit.
• Who it helps most: Buyers who expect to stay in the home many years and have enough tax liability to actually use the credit.

HOC of Montgomery County (Separate from MMP)

This is the part that trips people up. Montgomery County has two separate DPA systems: the MMP Montgomery Homeownership product (covered above, administered by state DHCD), and HOC's own suite (administered by the Housing Opportunities Commission of Montgomery County, with US Bank as servicer). They have different eligibility rules, different stacking restrictions, and different application portals.

HOC Mortgage Purchase Program (MPP) — The First Mortgage

30-year fixed FHA or Conventional HFA Preferred/Advantage. Income and purchase price limits apply. Must be a first-time homebuyer. Can be paired with any of the three HOC DPA second liens below. Cannot be combined with an MCC.

3% Purchase Assistance (Second Lien)

• Amount: Up to 3% of the first lien.
• Structure: 0% interest, 5-year term, forgiven pro rata over 5 years.
• Key detail: Borrower is not required to work in Montgomery County (unlike RCCAP below).

RCCAP "5 for 5" Closing Cost Assistance (Second Lien)

• Amount: 5% of sales price, up to $10,000.
• Structure: 5% interest, 10-year amortizing — this one has actual monthly payments. It's not a deferred or forgivable DPA; it's a small second mortgage you repay like a car loan.
• Eligibility: Borrower MUST be working in Montgomery County with 12 months of employment history.

McHAF (Montgomery County Homeownership Assistance Fund)

• Amount: Up to 40% of qualifying income, capped at $25,000.
• Structure: 0% interest, 10-year term, forgiven pro rata over 10 years. No monthly payments.
• Stacking: Can be combined with RCCAP (if borrower works in Montgomery County) but not with 3% Purchase Assistance.
• Income filter: Buyers with liquid assets over 20% of purchase price may not be eligible.
• Funds are limited.

The practical question most Montgomery County buyers need to answer: MMP or HOC? They're administered differently, and a lender who's approved for one isn't automatically approved for the other. Ask explicitly.

Anne Arundel County: MAP (Mortgage Assistance Program)

• Amount: Up to $40,000.
• Structure: 0% interest, 30-year deferred loan, due on sale. Not forgiven.
• Eligibility: Must graduate from the Arundel Community Development Services Homeownership Counseling Program before signing a purchase contract. This requirement catches buyers off guard — you can't apply MAP to a contract you already have.
• Property: Must be located in Anne Arundel County.

$40,000 is one of the larger local DPA amounts in Maryland. If you're buying in Anne Arundel, start the counseling program early.

Charles County: SELP and SELP+

Charles County runs two stackable products administered as one package: SELP (a small deferred base loan) and SELP+ (a larger forgivable enhancement).

• SELP base loan: Up to $6,000. 5% interest for the first year only, then 0% deferred. Due on sale.
• SELP+ enhancement: Up to $14,000 additional as a forgivable 5-year loan. Combined total up to $20,000.
• Eligibility: Borrower or head of household must be a Charles County resident OR have worked in Charles County 32+ hours/week for the past 3 years.
• Loan types: SELP+ does NOT allow FHA or USDA loans. Conventional or VA only.
• Max DTI: 51% (relatively high).

The 3-year residency or employment requirement is the big hurdle. If you're new to Charles County, you won't qualify.

Frederick County and City of Frederick

Two separate programs run by the county and the city. If you're buying inside the city limits, you may qualify for both.

Frederick County HAP (Homeownership Assistance Program)

• Amount: Up to $12,000.
• Structure: 0% interest, deferred, due on sale. Not forgiven.
• Eligibility: Countywide — property must be located in Frederick County.

Sold on Frederick II (City of Frederick)

• Amount: Up to $10,000.
• Structure: 0% interest, deferred, due on sale.
• Use: Up to 50% of funds for down payment, remainder for closing costs.
• Eligibility: Property must be within City of Frederick corporate limits. Minimum FICO 645.

Howard County: Five Programs

Howard County has the deepest local DPA menu in Maryland — five separate products, most of them deferred loans priced 2% below the first lien rate. Each one targets a different buyer profile.

• DreamMaker: Up to $15,000 deferred, same term as the 1st mortgage, rate 2% below. Primary loan must be at least 20 years. Max DTI 45%.
• HomeStarter: Up to $40,000 deferred on the same 2%-below-1st structure. Funds used for closing costs and up to 10% of down payment.
• HomeSteader: Up to $25,000 deferred, same terms as the others.
• Revitalization: Up to $25,000 deferred, but restricted to properties inside Howard County's Homeownership Revitalization Area that are in foreclosure or pending foreclosure. FTHB status not required.
• Workforce: Up to $4,300 forgivable over 10 years. At least one household member must work full-time in Howard County. Funds restricted to borrower's half of transfer and recordation taxes only.

Howard County programs stack with MMP, which can be significant. A 1st Time Advantage 3% DPA plus a Howard County HomeStarter can cover a meaningful chunk of down payment and closing on a median-priced Howard home.

Prince George's County

Prince George's has two local programs plus access to the MANNA Target Foundation Grant (covered in the DC section, since it's DC-based but covers PG County).

Pathway to Purchase

• Amount: Up to $25,000.
• Structure: 10-year forgivable loan, due on sale if sold early.
• Property: Must be located in Prince George's County. Inspection fees paid separately by borrower at closing.

Latino Economic Development Center Grant

• Amount: 1% of purchase price, up to $5,000.
• Structure: True grant, no repayment.
• Property: Must be located in Prince George's County.

The LEDC grant is small but it's a true grant, so it stacks cleanly with Pathway to Purchase and with MMP without any repayment math. Worth asking about.

Virginia programs.

Virginia's DPA ecosystem is organized around Virginia Housing (formerly VHDA), which administers the statewide umbrella. Individual Northern Virginia counties and independent cities add their own programs on top. Unlike Maryland, Virginia has several true grants — non-repayable money — which makes stacking especially powerful when you can get them.

Virginia Housing: Statewide Programs

Virginia Housing runs seven separate products. Most buyers only hear about "the DPA Grant." Here's the full menu.

Mortgage Revenue Bond (MRB) First Mortgage

The anchor product. 30-year fixed first mortgage (FHA, VA, USDA, or Conventional HFA Preferred/Advantage) with income and purchase price limits. Pairs with any of the Virginia Housing DPA options below. First-time buyer required unless purchasing in a targeted area or the buyer is a qualified veteran.

DPA Grant (True Grant)

• Amount: 2 to 2.5% of purchase price, depending on loan type. True grant — does not need to be repaid.
• Eligibility: First-time buyer (targeted areas and qualified veterans exempt). All borrowers must contribute a minimum 1% of sales price from own funds.
• Note: Higher assistance amounts may require higher minimum FICO scores.

Closing Cost Assistance (CCA) Grant

A separate true grant targeting closing costs specifically. Same first-time buyer rules. Can be stacked with the DPA Grant and the MRB first mortgage for a trifecta of non-repayable assistance.

Plus Second Mortgage (Repayable)

• Amount: Covers 3 to 5% of purchase price depending on loan type.
• Structure: This one is actually repayable — it's a second mortgage with monthly payments, not a deferred or forgivable DPA. FHA: +0.25% over the 1st lien rate. Conventional: +0.125% over.
• When it makes sense: Borrowers who don't qualify for the grants but still need down payment coverage, and can handle the second-lien payment.

Community Heroes Grant

• Amount: $5,000 (as of Feb 2026). True grant, non-repayable.
• Eligibility: At least one borrower must be an eligible "Community Hero" per Virginia Housing's current list. Community Hero Certification required. First-time buyer required (targeted areas and qualified veterans exempt).

SPARC Program

SPARC (Sponsored Program for Affordable Rate Commitments) is a rate-reduction product allocated to participating local partners — employers, nonprofits, or municipalities — who effectively "sponsor" lower rates for their people. Funds are allocated in batches and often deplete quickly. Worth asking your lender whether any local SPARC allocation is active when you're shopping.

FirstHome Dream Program

A grant program paired with Virginia Housing's first mortgage. Specific documentation required (homebuyer affidavit, program-specific forms). Ask your lender about current availability.

Arlington County: MIPAP

The Moderate Income Purchase Assistance Program is one of the largest local DPA amounts in the entire DMV — but it comes with tight rules and a shared equity arrangement that buyers need to understand before committing.

• Amount: 25% of purchase price, up to $112,500.
• Structure: 0% interest, 30-year deferred, shared equity (the county recaptures a share of appreciation at sale, not just the principal).
• Critical rule: Borrower may NOT be under contract prior to application. You have to apply before you go house hunting.
• Eligibility: Minimum FICO 660. Max DTI 45%. Arlington County income limits apply.
• Property: Must be located in Arlington County.

$112,500 is huge. But the shared equity piece means if your home doubles in value, Arlington County takes a share of that upside when you sell. Run the math carefully with a lender or financial advisor before deciding whether MIPAP is the right product for you versus a smaller non-shared-equity alternative.

City of Alexandria: Flexible Home Ownership

• Amount: Up to $50,000.
• Structure: 0% interest deferred loan with shared equity. Due on sale.
• Eligibility: Must have resided or worked within the City of Alexandria corporate limits for at least 6 months prior to application.
• Max ratios: 32% front-end, 41% back-end. These are tight.
• Property: Must be within City of Alexandria corporate limits.

Similar shared-equity trade-off to Arlington MIPAP. The 6-month residency or employment rule is the first filter — check whether you qualify before you look at numbers.

Fairfax County: CDBG Down Payment Assistance

• Amount: Up to $10,000 (up to 50% of down payment).
• Structure: Forgiven over 5 years at 20%/year. Shared equity. Due on sale if sold early.
• Critical constraint: Property must be owned by Fairfax County. This limits inventory significantly — Fairfax CDBG is only usable on a specific, narrow set of homes the county makes available.
• When paired with Virginia Housing 1st lien: Only Conventional Freddie is allowed. FHA, VA, and USDA not eligible on this combination.
• Minimum FICO: 620.

If you're set on a Fairfax home, ask specifically about the county-owned property list before assuming this program is available. Most Fairfax homes on the MLS don't qualify.

Loudoun County: DPCC, DPCC PLUS, and PEG

Loudoun County runs three separate programs with very different terms. Most buyers default to DPCC PLUS (the forgivable one) because it has the best math, but DPCC (the repayable one) has fewer restrictions.

DPCC (Down Payment & Closing Cost Assistance)

• Amount: 10% of purchase price up to $25,000.
• Structure: 5% interest, 30-year amortizing — this has monthly payments starting 30-45 days after closing. It's not a deferred or forgivable DPA.
• Eligibility: Must currently reside and/or work in Loudoun County for at least 6 months. Minimum FICO 620. Max ratios 32/42%.

DPCC PLUS (Forgivable)

• Amount: 10% of purchase price up to $70,000.
• Structure: Forgiven over 15 years, or due on sale if sold early.
• Eligibility: Same 6-month Loudoun residency/employment requirement. Minimum FICO 620. Max ratios 34/45%. No cash back allowed.
• Loan types: FHA and USDA NOT permitted. Conventional or VA only. Deed restriction survives foreclosure.
• Fee: $200 servicing fee at closing.

$70,000 as a 15-year forgivable loan is one of the best deals in the DMV. The trade-off is you're locked into Conventional or VA financing.

PEG (Public Employee Grant)

• Amount: $10,000.
• Structure: Forgiven over 5 years at 20%/year, due on sale if sold early.
• Eligibility: Must be an employee of Loudoun County, Loudoun County Public Schools, or Courts & Constitutional officers. Buyer may NOT have been a Loudoun resident in the previous 12 months (first-time buyers are exempt from this residency-reversal rule).

Prince William County, Manassas, and Manassas Park

Prince William runs one of the most aggressive local DPA programs in the DMV, with separate tiers for lower-income and moderate-income buyers. It also covers the independent cities of Manassas and Manassas Park.

Prince William County First-Time Homebuyer Program

• Amount (below 60% AMI): Up to 33% of purchase price (minimum 30% to down payment, remainder to closing costs).
• Amount (60 to 80% AMI): Up to 23% of purchase price (minimum 20% to down payment, remainder to closing costs).
• Structure: 0% interest, 30-year deferred, shared equity. Due on sale.
• Eligibility: Must currently reside or work in Prince William County, City of Manassas, or City of Manassas Park. Max ratios 32/40%.
• Loan types: Conventional only.

City of Manassas Employee Housing Assistance

• Amount: Up to $25,000. True grant, no repayment.
• Eligibility: Tied to employer participation. FTHB not required. Income and purchase price limits apply.
• Property: City of Manassas.

A $25,000 true grant with no FTHB requirement is extremely rare. If you work for a participating Manassas-area employer, ask about it directly.

City of Fredericksburg: HAP

• Amount: Up to $10,000.
• Structure: Forgiven over 5 years, or due on sale. Shared equity structure.
• Eligibility: First-time buyer NOT required. Property must be in the City of Fredericksburg.

One of the few NOVA-adjacent programs that doesn't require first-time buyer status. If you're a repeat buyer eyeing Fredericksburg, this is worth asking about.