Get Help with Your
Down Payment & Closing Costs

It depends on the program. Some DPA programs are true grants, you never repay them. Others are structured as forgivable second mortgages that are forgiven after you remain in the home for 3-5 years. Others are deferred second mortgages, no monthly payment, but repayment is due when you sell, refinance, or pay off the first mortgage. Beeline explains the repayment terms of any program before you commit.

Many DPA programs are labeled "first-time buyer" programs, but the definition includes anyone who has not owned a primary residence in the past 3 years. Divorced buyers, people who previously owned investment properties, or buyers who lost a prior home more than 3 years ago often qualify. Some programs also have repeat-buyer options that don't require first-time buyer status at all.

In many cases, yes slightly. DPA programs often require the first mortgage to be originated through approved lenders at program-set rates that may differ from market pricing. The trade-off is significant reduced cash-to-close. Beeline compares DPA-eligible program rates vs. open-market rates for your scenario so you understand the full picture before deciding.

Most IHFA and WSHFC programs require completion of an HUD-approved homebuyer education course before closing. These courses typically take 6-8 hours and can be completed online. They cover budgeting, the mortgage process, and homeownership responsibilities. The cost is usually $50-150. Beeline can point you to approved providers once you're in the program qualification process.

The fastest way is to start a Beeline application. Chris reviews your income, location, credit, and property type against current IHFA and WSHFC program eligibility requirements. He identifies which programs you qualify for and how much assistance is available, before you get too far into the home search. Program details, income limits, and availability change periodically, so verification at time of application is essential.

WSHFC programs typically offer 3-5% of the loan amount in down payment assistance, structured as a deferred second mortgage. Some programs also offer up to $10,000 toward closing costs. Combined with an eligible first mortgage, total assistance can cover the full down payment and a portion of closing costs for many buyers in Washington. Income limits and purchase price limits apply and vary by county.

Yes. FHA is one of the most common first mortgages paired with WSHFC and IHFA down payment assistance. The DPA covers the 3.5% FHA down payment requirement and sometimes closing costs, significantly reducing out-of-pocket costs. Beeline structures these combinations regularly for buyers in Spokane, Liberty Lake, Coeur d'Alene, and Post Falls.

WSHFC income limits vary by county and household size, generally 80-120% of area median income (AMI). In Spokane County, the limit for a 2-person household is roughly $80,000-$100,000 depending on the specific program. IHFA income limits follow a similar structure for Idaho buyers. These limits are updated periodically, and Beeline checks current figures at the time of your application.

Yes. WSHFC programs are available for eligible buyers throughout Washington State, including Spokane and surrounding communities. IHFA programs serve eligible Idaho buyers in Coeur d'Alene, Post Falls, and other areas. Properties must be used as a primary residence and meet program purchase price limits, which accommodate most homes in both markets.

Not always. Some DPA is structured as a true grant: money you receive and never repay. Other programs are forgivable second mortgages that are eliminated after 3-5 years in the home. Still others are deferred second mortgages repaid when you sell or refinance. The type matters for long-term planning, and Beeline explains exactly how any program you qualify for is structured before you commit.