Hawaii First Time Home Buyer Guide

Purchasing a first home in Hawaii is a dream for many, but the state’s high cost of living and median home prices—around $740,000 as of February 2025—can make it daunting. Fortunately, a variety of trusted programs exist to support HI first-time home buyers, offering down payment assistance, grants, low-interest loans, and tax credits.

These Hawaiian first time homebuyer programs, administered by state, county, and nonprofit organizations, aim to make homeownership more accessible for low- to moderate-income residents. This guide reveals the most reliable first-time home buyer programs in Hawaii, including state and local options, and provides two case studies to illustrate their impact.

How to Get First-Time Home Buyer Programs in Hawaii

In Hawaii, a first-time home buyer is typically defined as someone who has not owned a principal residence in the past three years, per the U.S. Department of Housing and Urban Development (HUD) guidelines.

This definition applies to most home financing programs discussed here, though specific eligibility criteria, such as income limits or homebuyer education requirements, vary.

Statewide HI First-Time Home Buyer Programs

1. Hawaii HomeOwnership Center (HHOC) Mortgage Down Payment Assistance Loan Program (DPAL)

The Hawaii HomeOwnership Center (HHOC), a nonprofit, offers the Down Payment Assistance Loan Program (DPAL) through its affiliate, HHOC Mortgage. This program provides a second mortgage of up to $125,000 with a capped interest rate of 4.5%, paired with a first mortgage requiring just 3% down. There’s no mortgage insurance, and the loan can cover down payments or closing costs. Eligibility requires:

• Being a first-time home buyer.

• Completing an HHOC homebuyer education course.

• Income at or below 120% of the area median income (AMI).

• Using HHOC Mortgage for the first mortgage.

The DPAL is a 15-year deferred loan with a 6:1 savings match, meaning a $2,500 personal contribution could yield $15,000 in assistance. Repayment is only required if the home is sold or refinanced. More details are available at HHOC Mortgage DPAL Program.

2. HHOC Mortgage Deferred Closing Cost Loan Program (DPACC)

Also offered through HHOC Mortgage, the Deferred Closing Cost Loan Program provides up to $10,000 as a 15-year deferred loan with no interest or monthly payments. Funds can be used for down payments or closing costs, with a 4:1 savings match. For example, a $2,500 contribution could unlock $10,000 in assistance. Requirements mirror the DPAL program, including HHOC’s homebuyer education course and income limits. Learn more at HHOC Mortgage DPACC Program.

3. Hawaii Housing Finance & Development Corporation (HHFDC) Mortgage Credit Certificate (MCC)

The HHFDC’s Mortgage Credit Certificate program allows first-time home buyers to claim a federal tax credit of up to $2,000 annually, representing 20% of their mortgage interest. The remaining 80% can still be deducted as mortgage interest. Eligibility includes:

• Being a first-time home buyer.

• Meeting household income and home purchase price limits.

• Using a participating lender.

The MCC reduces federal tax liability, increasing disposable income for mortgage payments. There may be a fee to participate. For more information, visit HHFDC MCC Program.

4. HHFDC Affordable Resale Program

The HHFDC’s Affordable Resale Program offers condominiums at below-market prices, typically ranging from $250,000 for a studio to $500,000 for a three-bedroom home, awarded via lottery. Buyers must:

• Be Hawaii residents and occupy the property as their primary residence.

• Meet income requirements (varies by household size).

• Be pre-qualified for a home loan.

• Not own a majority interest in other properties.

The program includes deed restrictions, such as the HHFDC Buyback program, which gives the agency the first option to repurchase the property within 10 years. Details can be found at HHFDC Affordable Resale Program.

5. Hula Mae Mortgage Loan Program

Previously offered by the HHFDC, the Hula Mae Mortgage Loan Program provided affordable loans and down payment assistance. While currently unavailable, it’s worth monitoring for potential reinstatement, as it was a significant resource for first-time buyers. Check updates at HHFDC Hula Mae Program.

Local Hawaiian First-Time Home Buyer Programs

1. Maui County First-Time Home Buyer’s Down Payment Assistance Program

Maui County offers a grant of up to $30,000 or 5% of the home’s purchase price (whichever is less) for first-time buyers. Administered through a lottery, the program targets low- to above-moderate-income households. Repayment is required only if the property is sold or refinanced. Eligible properties must be used as the primary residence. For details and lottery dates, visit Maui County Housing Division.

2. Honolulu Department of Community Services Down Payment Loan Program

Honolulu’s program provides zero-interest loans up to $40,000 for low- and moderate-income first-time buyers (income up to 80% of AMI). Borrowers receive a 5% occupancy credit for each year they live in the home, potentially forgiving the loan over time. Requirements include:

• Being a first-time home buyer.

• Purchasing a property in Honolulu as the primary residence.

• Meeting income and credit requirements.

More information is available at Honolulu Department of Community Services.

3. Kaua’i Home Buyer Loan Program

Kaua’i County offers low-cost mortgages and gap financing for first-time buyers, with preference for island residents. The program includes:

• Income limits based on household size.

• A requirement to complete a homebuyer education course.

• The property must be the primary residence.

For eligibility and application details, visit Kaua’i County Housing Agency.

4. Hawaii Island Community Development Corporation (HICDC) Self-Help Housing Program

The HICDC, a nonprofit on Hawaii Island, focuses on low- and moderate-income families. Its Self-Help Housing Program allows participants to contribute labor to reduce costs, paired with financing options. Contact HICDC for project availability at HICDC Self-Help Housing.

Federal and National Loan Programs Available in Hawaii

1. FHA Loans

Federal Housing Administration (FHA) loans require as little as 3.5% down and are ideal for buyers with lower credit scores (minimum 580 with 3.5% down). They’re widely available through lenders like HHOC Mortgage and American Savings Bank. Learn more at FHA.com.

2. VA Home Loans

For eligible veterans, active-duty military, and surviving spouses, VA loans offer 0% down payment and no private mortgage insurance (PMI). Available through lenders like HawaiiUSA Federal Credit Union. Details at VA Home Loans.

3. USDA Loans

USDA loans, aimed at rural areas, require no down payment and have income restrictions. They’re suitable for homes in designated rural parts of Hawaii, such as areas in Hawaii County. Contact USDA Rural Development at USDA Rural Development Hawaii.

4. Fannie Mae HomeReady and Freddie Mac Home Possible

These programs offer 3% down payment options for first-time buyers with flexible income requirements. Available through lenders like New American Funding. See Fannie Mae HomeReady and Freddie Mac Home Possible.

Additional Incentives and Resources

1. HawaiiUSA Federal Credit Union First-Time Home Buyer Program

HawaiiUSA offers competitive rates, reduced closing costs, and discounts for completing a homebuyer education course. The program requires a minimum 3% down payment and is open to members. Visit HawaiiUSA FCU.

2. American Savings Bank (ASB) This is HOME Program

ASB’s program features a discounted interest rate and a 3% down payment requirement. First-time buyers can also receive a 0.5% reduction in loan origination points. Learn more at ASB Hawaii.

3. New American Funding Pathway to Homeownership

This program provides up to $6,000 in financial assistance, combinable with other DPA programs. It’s ideal for buyers seeking flexible financing. Details at New American Funding.

4. Homebuyer Education Courses

Most programs require completing a homebuyer education course, offered by organizations like HHOC or HUD-approved providers. These courses cover budgeting, credit, and the home-buying process. Find courses at HUD Housing Counseling.

Case Study 1: The Nakamura Family in Honolulu

The Nakamuras, a young couple with a combined income of $85,000, dreamed of owning a condo in Honolulu but struggled to save for a down payment. Classified as first-time buyers (having not owned a home in the past three years), they enrolled in an HHOC homebuyer education course. Through the HHOC Mortgage DPAL Program, they secured a $100,000 second mortgage at 4.5% interest to cover their down payment on a $400,000 condo. They contributed $12,000 (3% down) for the first mortgage and received a $15,000 savings match. Additionally, they applied for the HHFDC Mortgage Credit Certificate, reducing their annual tax liability by $1,800. The combination of low down payment requirements and tax savings made homeownership feasible. They’ve lived in their condo for two years, benefiting from stable payments and building equity.

Case Study 2: Maria Lopez on Maui

Maria, a single mother earning $60,000 annually, wanted to buy a home in Maui County. With limited savings, she applied for the Maui County First-Time Home Buyer’s Down Payment Assistance Program. Through the lottery, she received a $25,000 grant, covering most of her down payment on a $500,000 home. She paired this with an FHA loan requiring 3.5% down ($17,500), using her savings and the grant to meet the requirement. Maria completed a homebuyer education course through HHOC, which helped her understand loan terms and budgeting. The grant has no repayment obligation as long as she remains in the home, giving her financial stability and a permanent home for her family.

Tips for First-Time Home Buyers in Hawaii

1. Get Pre-Qualified: Obtain a pre-qualification letter from a lender to determine your budget and strengthen your offer. Lenders like ASB and HawaiiUSA offer this service.

2. Explore All Options: Combine programs where possible, such as HHOC’s DPAL with an FHA loan or the MCC with a VA loan, to maximize assistance.

3. Monitor Credit: A minimum credit score of 620 is typically required for conventional loans, though FHA loans accept scores as low as 580. Check your credit early and improve it if needed.

4. Research Local Programs: Counties like Honolulu, Maui, and Kaua’i offer unique incentives. Search for “[your county] down payment assistance” for additional resources.

5. Understand Restrictions: Programs like HHFDC’s Affordable Resale include buyback or shared appreciation clauses. Review terms carefully to avoid surprises.

Hawaii’s high home prices and limited housing inventory pose challenges. Median down payments are around $200,000, making assistance programs critical. Programs often have income caps (e.g., 80–140% of AMI) and property price limits, which may exclude some buyers. Additionally, rural areas eligible for USDA loans are limited, and VA loans require military eligibility. Buyers should also be aware of repayment conditions, such as those triggered by selling or refinancing.

Takeaways on Buying Your First Home in Hawaii

Hawaii’s first-time home buyer programs offer a lifeline for those navigating the state’s expensive housing market. From HHOC’s flexible down payment assistance to county-specific grants and federal loan options, these programs reduce upfront costs and make homeownership attainable. By combining education, financial planning, and strategic use of these resources, first-time buyers can achieve their dream of owning a home in the Aloha State. For the latest information, contact program providers directly and stay informed about new opportunities.

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