Six Types of 100% Home Loan Programs - Oklahoma
State Bond Money | Tulsa County Bond Money
USDA RD or Rural Development Home Loans
TTCU 80/20 (No PMI) | TFCU 100% (No PMI)
100% Veteran Loans (VA)
- State Bond Money (OHFA)
This home loan is available for all 77 counties in Oklahoma - (The OHFA- "Oklahoma Housing Finance Agency") has two home loan programs technically called the "OHFA Advantage Gold Program (must be first time buyer) and OHFA Dream Program (no first time buyer requirement)" or in simple words "State Bond Money".
This Home loan program offers State Bond Money a gift provided by the Oklahoma Bond Authority to assist qualified individuals and families with their down payment so you can achieve the American Dream of Affordable Home Ownership. - (www.ohfa.org)
"State Bond Money" loans are 30 year fixed rate home loans with 3.5% down payment assistance. Oklahoma bond sets the interest rate not the lender
Down Payment Assistance: Equal to 3.5% of the sales price. Can be used on both new and existing homes. Seller can additionally assist up to 6% of the sales price in buyer closing costs (except conventional, only 3% allowed).
Home Types Allowed: Single Family, or condo, must be owner occupied within 60 days of closing.
Loan types: FHA, VA, RD and HUD 184, and Conventional ( Seller can only pay up to 3% in buyer assisted costs on Conventional. 680 or higher score required on Conventional. Conventional loans can get a dream bond gift of 5% down payment assistance with a higher interest rate, however the mortgage insurance is said to be lower than the FHA government mortgage of 3.5% down assistance. May be good to ask your lender to show the comparison. )
Property eligibility--entire state of Oklahoma, No manufactured Homes or HUD Homes. Some Fannie Mae Homes Accepted.
Credit Requirements: Maximum of 45% DTI allowed. Buyer must have a minimum of 640 FICO credit score ( this will be the middle score of the three credit reporting agencies that pull up..for example you if have a 680, 640 and 600 credit score, they will take the middle score of 640) ( If two scores are pulled it will be the lower of the two)
No FICO Credit Scores are allowed on manually underwritten files but the buyer will only be allowed a maximum of a 36% DTI vs. 45% DTI and must show 2 months of payments in Reserves.
Maximum purchase price: not to exceed $215,000 on the OK Advantage Gold Program and $271,050 on the OK Dream Program and $417,000 on OK Conventional Program (no reserves required unless it is manually underwritten on the Conventional loan program)
Income Limits: For areas such as Tulsa County, the Income limit for the OK Advantage Gold is
$61,900 for 1-2 person household and $71,185 for 3 or more person household (Note: Target areas have higher income limits).
Household Income limits for theOK Dream Program (Note: No 1st time buyer requirement on the OK Dream Program) is $75,720 for 1-2 family members and $88,340 for 3+ family members. For the Conventional Bond Household income can not exceed 1-2 Family members $113,580 and 3+ Family Member Household, $123,045.
Income must come from first time home buyers or those that have not owned a home in last 3 years for the OK Advantage Program ( be prepared to provide the last three years tax returns to show this) and you do not have to be a first time buyer for the Dream Program.
For more information on other Oklahoma Counties maximum income limits Click Here
Police officers, Firefighters and Educators (Teachers and Support Staff) more financing program are available. For more Information
Be aware there may be a potential recapture tax if you sell within a certain amount of time after getting this type of down payment assistance loan. Be sure to ask the Lender what that tax may be if you plan to sell within the first 5 years or so.
For more information on how to get preapproved or for assistance in helping you to find your dream home, call on Gilda's experience and knowledge to guide you through and recommend experienced lenders that specialize in these loans.
Hire Gilda at no cost to guide and educate you through this initial homebuying process and all the way to the closing table where you get the deed and keys to your dream home!.
Please feel free to call/text Local Realtor, Gilda Krantz-Smith at 918-808-0224 or email Gilda@GreaterTulsa.com. She will make time for you.
Gilda is a full time, dedicated and professional Realtor/Agent that has over two decades of hands on experience helping homebuyers achieve their American Dream.
Check out her Past Client Reviews
Oklahoma Housing Finance Agency (OHFA) is the U.S. Department of Housing and Urban Development (HUD) designated State Home Investment Partnerships Program (HOME) Participating Jurisdiction (PJ) for the state of Oklahoma.OHFA Website
- Tulsa County Bond Money Program provided by the Tulsa Bond Authority
Tulsa County Bond Money provides 3.5% of the loan amount for down payment assistance for Owner Occupant Home Buyers
There is no first time buyer requirement and no mimimum occupancy term requirement.
Non-occupying co-signors are permitted. This loan has limited Availability so call to check if its currently available.
Loan types allowed: FHA, VA and Rural Development (USDA-RD), 30 year Fixed rate loan
Loan good for single family homes, new construction, condos, 1-4 units, attached - detached, townhomes and manufactured homes.
Minimum Credit Score must be 640 or above. Debt to income Ratio up to 45%
Homebuyers are not subject to a Recapture Tax, no second mortgage and no repayment of grant if you resell your home early
Property eligibility: Must be located in Tulsa County or in the City of Tulsa; buyer must have a minimum of 640-659 FICO credit score with 2.5 to 4% assistance and 660+ for 3.5% to 5% assistance, Manual Underwriting allowed with NO FICO Score
All buyers will be required to take an online or in person HUD approved home buyer education course.
Seller can additionally assist in paying closing costs, up to 6%, making it very affordable to purchase a home.Just need your earnest money, appraisal and inspections money if seller assists.
No repayment is ever required for Tulsa County Bond down payment assistance. No second mortgage is filed.
Maximum Credit Qualifying Income is $82,880.00 (excluding non-purchasing spouses) for 1-4 member household, 45% maximum DTI
Maximum Home Purchase Price is $214,925.00
This is for home buyers that do not currently own a home (if you have a home to be sold it has to close first).
Mortgage rate is a 30 year fixed rate slightly above the market rate. This Interest rate can be subject to change periodically to stay competitive with the market and is set by the bond authority not the lender.
For more information on how to get your share of this money reserved, or information on an additional REI Program or a Housing Partners of Tulsa Program
Please Call/Text Realtor/Agent, Gilda Krantz-Smith with Chinowth & Cohen Realtors at 918-808-0224 or email Gilda@GreaterTulsa.com
Check out her 40+ Past Client Reviews
- USDA RD Home Loans or Rural Development Housing Program [RD - (Section 502) Loans]
offered by the United States Dept.of Agriculture
This is a loan program designed for low to moderate income households to purchase a home in rural elgible areas like Owasso, Glenpool, Kiefer, Verdigris, Oologah, Collinsville, Skiatook, Sperry
To check if a property you are interested in is eligible for a USDA/RD 100% financing mortgage, visit:
NO down payment required
Up to 6% of the sales price in Closing costs can be negotiated with the seller or possibly financed into the loan as long as the home appraises.
You can buy a home for less than most rent deposits if you have a credit score of 640 or above.
Income qualifying guidelines for Tulsa County and Ok HUD Metro Areas- your total household adjusted income to be $75,650 or less ( up to a 4 person household) and $99,850 (for 5-8 household members)This is for household income so they will count all overtime, etc for the income limit even if it cannot be use for the debt ratio maximum.
Your home must be in an RD approved elgible area.
This home loan is for qualifying rural areas outside of City of Tulsa like Owasso and Glenpool (for now.. since an new extension was given), Skiatook, Collinsville, Oologah, Verdigris etc. (if you are buying in the City you will need to consider going VA, State Bond or Tulsa County Bond etc.)
Other Features of the RD Loan:
*No Cash Reserve Requirements
*102% of Appraised Value is allowed to Cover Closing Costs as long as the home appraises.
*No Cap on mortgage amount other than the Appraisal (plus USDA-RD Fee)
*6% of the sales price Seller Concessions Allowed to cover closings costs
*Gifts allowed and DO NOT NEED to come from relative
*30 year fixed rate loan
*All Closing Costs can be included in the loan as long as the property appraises
*Try USDA-RD BEFORE FHA because requires NO DOWN PAYMENT, whereas FHA requires 3.5% Down
*USDA-RD has lower mortgage insurance than FHA, thus lower payments than FHA
*Standard Site Built Homes are Allowed. No Manufactured Homes
, unless new and permanently installed or forclosure usda MFH, No Modular, No Log
*First Time Home Buyers Allowed or those that just sold a home and are purchasing again, cannot be used for a second home or home with income producing structures
*Minimum credit score of 640 needed.
*FHA Guidelines are used for credit approval
*Interest rate based on FHA rates, not preset like the bond loans
*No Declining Markets, all available at 100% LTV
*http://eligibility.sc.egov.usda.gov Click here to see if your homes address is eligible for this RD - USDA financing
For more information on how to get preapproved and reserve your portion of this great loan product or for assistance in helping you to find your dream home using this program,
Please Call or Text Local Realtor, Gilda Krantz-Smith with Chinowth & Cohen Realtors
918-808-0224 or email Gilda@GreaterTulsa.com
Check out her 40+ Client Reviews)
- 80/20 TTCU No PMI Conventional Loan (100% Financing);
This 80/20, 100% no down payment Conventional loan product does not require PMI in the payment. This home loan is set up as 2 loans, one at 80% LTV on a 30 year fixed rate and the other loan for 20% LTV on a 15 year fixed rate.
To qualify a buyer must have a median credit score of 680 or higher, and can show that after closing one would have the equivalent of 3 months of payments in a savings somewhere such as in a 401K, Savings account, CD etc.
The beauty of this loan is that there is No Mortgage Insurance in your payment so you can build up equity in your home faster. Seller can assist with up to 3% in closing costs; 43% maximum Debt to Income Ratio Permitted.
Maximum Income limits do not apply and you don't need to be a first time buyer.
No Manufactured Homes and Forclosure As Is type Homes Allowed on this type of financing.
This is a wonderful loan product for any buyer that has worked hard maintaining a higher credit score and thus can benefit from not having private mortgage insurance added in to your house payment. One can also make it a goal to pay the 20% second mortgage off in the future without having to refinance the first mortgage and it's low interest rate.
There is also an 80/15 loan product available with 5% down payment, no PMI (Private Mortgage Insurance) in your payment; And there is an 80/10 Conventional Loan product also available with 10% down down and no pmi in your payment.
For more details on how to get qualified for one of these home loans:
Call/Text Local Realtor, Gilda 918-808-0224 or email Gilda@GreaterTulsa.com
- TFCU First Time Buyer Program- 20 year Fixed Rate Term - no PMI in payment.
This is a 100% Financing - No Down payment, No PMI, Conventional loan with a minimum purchase price of $50,000 and Maximum purchase Price of $200,000. This is one fixed rate 20 yr term loan. Seller can pay up to 3% of buyer's closing costs. To qualify a buyer must have a median credit score of 680 or higher, and can show that after closing one would have the equivalent of 3 months of payments in a savings somewhere such as in a 401K, Savings account, CD etc. 41% maximum Debt to Income Ratio Permitted. You will have to be a first time buyer or one that has not purchased in three years to qualify for this financing program.
This is a wonderful loan product for those that have worked hard maintaining a higher credit score and thus can benefit from not having private mortgage insurance added in to your house payment.
For more details on how to get qualified for this type of home loan:
Call/Text Local Realtor, Gilda 918-808-0224 or email Gilda@GreaterTulsa.com
- Veteran Loans (VA)
This 100% no down payment loan is for anyone who has served, or is now serving in our Military. There is No Mortgage Insurance in your payment. Your funding fee may be waived if you have a documented disability. If you can get the seller to pay your up to 4% in closing costs you can move in for very little! Income limits do not apply and you do not have to be a first time buyer.This is a wonderful loan that all our military heros should take advantage of. You Earned It!!
For more details Call/Text Local Realtor Gilda 918-808-0224 or email Gilda@GreaterTulsa.com
"I know this was a lot of information to digest so feel free to contact me by
Calling/Texting my direct cell line - 918-808-0224 or Email: Gilda@GreaterTulsa.com and let's discuss which loan is best for you."
My passion is Real Estate and providing Excellence in Service. For over 2 decades I have been helping buyers find their piece of the American Dream! I will personally assist you from day ONE all the way to the closing with no cost to you for my services (Your referrals are a special compliment).
How do I get paid? I get paid from my broker only after your home closes. All my expenses are my expenses since I am a independent contractor licensed with my broker. My broker gets paid after the closing from the Real Estate Company's pre-negotiated MLS fee indicated in our MLS (Realtor Multiple Listing Service database).
Should you want to buy outside of the GreaterTulsa, Oklahoma service area, I can still help by referring you to one of my pre-screened partners outside of my service areas."
Call/Text 918-808-0224 or E-mail Gilda Krantz-Smith, "Your Realtor of Choice"
Get started finding your Dream home or Investment, be it New Construction or Resale. Interest Rates are are still very low. Buying a home today is affordable and best of all it will be "YOURS"
What if your score is not 640 or above? No worries! Helpful tips can be provided to help get your credit score raised to 640 or above
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