How to Buy a House With No Money Down in 2026
5 real programs that let you buy with 0% down — VA, USDA, DPA grants, and more. Real requirements, real lenders.
James Mitchell
NMLS #567890 · VA & USDA Loan Specialist
18 years specializing in zero-down mortgage programs. Helped 3,000+ veterans and rural buyers purchase homes with $0 down using VA and USDA loans.
Quick Answer
Yes, you can buy a house with no money down in 2026 — but through specific programs only. VA loans (veterans/military, 0% down, no PMI) and USDA loans (rural areas, 0% down) are the two true zero-down programs. Down payment assistance grants can cover your down payment on FHA or conventional loans. You still need funds for closing costs ($6,000-$15,000) unless the seller pays them or your DPA program covers both. → Check your VA or USDA eligibility now.
5 No-Down-Payment Programs Compared (2026)
VA Loan
Veterans, active duty, surviving spouses
Requirements
Pros
- +No down payment
- +No PMI ever
- +Lowest rates
- +No loan limit (full entitlement)
- +Streamline refi (IRRRL) available
Cons
- −Veterans/military only
- −Funding fee required
- −Primary residence only
USDA Loan
Buyers in eligible rural/suburban areas
Requirements
Pros
- +No down payment
- +Low annual fee (0.35%)
- +Competitive rates
- +No loan limit
Cons
- −Rural/suburban areas only
- −Income limits apply
- −640 credit minimum
- −Slower closing (30-60 days)
1% Down Conventional
Income ≤80% AMI, any location
Requirements
Pros
- +Only 1% from you
- +Lender grants 2%
- +No location restriction
- +PMI cancellable
Cons
- −Income limits
- −PMI required
- −Limited lenders (Rocket, UWM, Guild)
Down Payment Assistance (DPA)
Income-qualified buyers, varies by state
Requirements
Pros
- +Can cover 100% of down payment
- +Some cover closing costs too
- +Grants are non-repayable
- +2,000+ programs nationwide
Cons
- −Income limits
- −Homebuyer education required
- −May have resale restrictions
- −Varies widely by location
Native American Direct Loan (NADL)
Native American veterans on tribal land
Requirements
Pros
- +No down payment
- +No PMI
- +Low fixed rate
- +Tribal land eligible
Cons
- −Native American veterans only
- −Federal trust land only
- −Limited availability
What About Closing Costs?
Even with 0% down, you still need to cover closing costs — typically 2-5% of the loan amount ($6,000-$15,000 on a $300K home). Here's how to minimize or eliminate them:
Seller concessions
Ask the seller to pay your closing costs as part of the offer negotiation. VA allows up to 4%, USDA up to 6%, conventional up to 3-6% depending on down payment.
Lender credits
Accept a slightly higher interest rate in exchange for the lender covering your closing costs. Costs you more long-term but eliminates upfront cash need.
DPA programs that cover closing costs
Many state DPA programs cover both down payment AND closing costs. Check your state's housing finance agency.
Roll into loan (USDA/VA)
VA and USDA allow you to finance the funding fee / guarantee fee into the loan. VA also allows financing of some closing costs in certain situations.
Veteran or rural buyer? Check your $0 down eligibility in 2 minutes.
VA & USDA loans — no down payment, no PMI. Free eligibility check.
How to Find Down Payment Assistance in Your State
Over 2,000 DPA programs exist across the U.S. Here's how to find them:
Check your state's Housing Finance Agency (HFA)
Every state has an HFA that administers down payment assistance programs. Search "[your state] housing finance agency" to find yours.
Use HUD's DPA locator
Visit hud.gov and use their housing counselor locator to find local programs and counselors who know every available program in your area.
Ask your lender
Many lenders are approved to originate DPA-paired loans. Ask specifically: "What down payment assistance programs do you work with in [city/county]?"
Check local government programs
City and county governments often have their own DPA programs separate from state programs — especially in high-cost metros.
Find Your Zero-Down Program Today
Check VA, USDA, and DPA eligibility in minutes. Compare lenders that specialize in zero-down mortgages.
Frequently Asked Questions
Can you really buy a house with no money down in 2026?
Yes — but only through specific programs. VA loans offer 0% down for eligible veterans and active-duty military. USDA loans offer 0% down for buyers in eligible rural and suburban areas. Down payment assistance (DPA) programs can cover your down payment as a grant or forgivable loan. You still need funds for closing costs unless the seller covers them or you use a DPA program that covers both.
Who qualifies for a VA loan with no down payment?
VA loans are available to: active-duty service members (90+ days), veterans (honorable discharge), National Guard/Reserve members (6+ years or 90 days active duty), and surviving spouses of veterans who died in service. You need a Certificate of Eligibility (COE) from the VA, which your lender can usually obtain for you.
What areas qualify for a USDA loan?
USDA loans are available in rural and some suburban areas — not just farmland. About 97% of U.S. land area qualifies, covering approximately 35% of the population. Many small towns and suburbs of major cities qualify. Check eligibility at the USDA's property eligibility map at eligibility.sc.egov.usda.gov.
Do no-down-payment mortgages have higher interest rates?
VA loans typically have the lowest rates of any mortgage type — often 0.25-0.50% below conventional rates. USDA loans have competitive rates similar to conventional. The tradeoff is mortgage insurance: USDA charges an annual fee of 0.35%, and VA charges a one-time funding fee (1.25-3.3% of loan amount, financeable into the loan).
What are down payment assistance programs?
Down payment assistance (DPA) programs are grants or low-interest loans from state housing finance agencies, local governments, and nonprofits that cover your down payment and sometimes closing costs. Most require: income below 80-120% of area median income, credit score 620-640+, completion of a homebuyer education course, and purchasing a primary residence. Over 2,000 DPA programs exist nationwide.