Illinois First Time Home Buyer Guide

Purchasing a first home in Illinois in 2025 is an exciting yet challenging endeavor for down-payment assistance and mortgage pre-approvals, given the median home sale price of $285,600 as of February 2025. These various state and local programs to ease financial burdens are administered primarily by the Illinois Housing Development Authority (IHDA), these programs offer down payment assistance (DPA), grants, and affordable mortgages. The RefiGuide published this guide explores Illinois’ 2025 first-time home buyer programs, eligibility criteria, benefits, risks, and two case studies demonstrating their application.

Illinois First-Time Home Buyer Programs

Illinois offers a range of home financing programs through IHDA and local governments to support IL first-time home buyers.

These include IL home buyer grants, forgivable loans, deferred loans, and tax credits, often paired with 30-year fixed-rate mortgages.

Key statewide programs include:

• IHDAccess Forgivable: Provides up to $6,000 (4% of the purchase price) as a forgivable loan for down payment and closing costs, forgiven monthly over 10 years if the home remains the primary residence .
• IHDAccess Deferred: Offers up to $7,500 (5% of the purchase price) as a 0% interest, deferred loan, repayable upon sale, refinance, or first mortgage payoff.
• IHDAccess Repayable: Provides up to $10,000 (10% of the purchase price) as a 0% interest loan, repaid monthly over 10 years.
• Illinois HFA1: Delivers up to $10,000 in DPA as a 0% interest, deferred loan, available to first-time and repeat buyers.
• 1stHomeIllinois: Offers a $7,500 grant (non-repayable) for first-time buyers and veterans in select counties (e.g., Boone, Cook, Kane) .
• SmartBuy: Combines a 30-year mortgage with up to $5,000 in DPA and $40,000 for student loan relief, requiring full student loan payoff at closing.
• Opening Doors: Provides up to $6,000 in forgivable DPA, forgiven after five years, targeting underrepresented communities

Illinois State‑Wide IHDA Programs (IHDAccess Assistance)

The Illinois Housing Development Authority (IHDA) provides three bundled assistance options when paired with a primary mortgage through an IHDA-approved lender:

A. IHDAccess Forgivable Mortgage

• 4% of the home’s purchase price (up to $6,000) as a forgivable loan, eliminated monthly over 10 years.

• 30-year fixed-rate mortgage (FHA, VA, USDA, conventional, FNMA HFA Preferred).

• Requires min. $1,000 or 1% cash contribution and credit score ≥ 640.

• Forgiven if borrower stays in the home, refinances, or sells.

B. IHDAccess Deferred Mortgage

• 5% of purchase price (up to $7,500) as an interest-free deferred loan, due upon sale, refinance, or payoff.

• Same structure and eligibility rules as Forgivable.

C. IHDAccess Repayable Mortgage

• 10% of purchase price (up to $10,000) interest-free, repaid over 10 years via monthly payments.

• Same mortgage types and borrower requirements.

Official IHDA link and lender information:

• Getting an IHDA Loan (Access options): 

Illinois HFA1 Program

• Provides a $10,000 interest-free second mortgage, deferred for 30 years.

• Available to first-time or repeat buyers, statewide; usable alongside other DPA programs.

• Covers down payment and/or closing costs.

• Requires 30-year IHDA mortgage with fixed rate.

• Flexible usage across counties, including pairing with IHDAccess.

Opening Doors (Abriendo Puertas) Program

• IHDA relaunch (Feb 2025) targeting underrepresented communities.

• Offers $6,000 forgivable second mortgage over 5 years.

• Designed to address racial and income disparity in homeownership.

• Plugged by $8 million in Rebuild Illinois funding for ~1,300 buyers.

FHLBank Chicago Downpayment Plus® (DPP) Grants

• Administered by FHLBank Chicago via member lending institutions.

• Eligible households (<80% AMI) can get up to $10,000 forgivable grants at closing.

• DPP: for individual borrowers; DPP Advantage: through nonprofits.

• Forgiven monthly over 5 years; aligned with IHDA‌ها and Illinois mortgage lenders.

Local & City-Level Illinois Home Loan Programs

A. Chicago Housing Authority (CHA) DPA

• CHA residents can get up to $20,000 grant; non-residents up to $10,000.

• Used for down payment, loan reduction, or closing costs.

• Requires 8-hour HUD-approved education, first-time buyer, Chicago residence, and permanent occupancy for 10 years

• Forgivable after 10 years .

B. Cook County Down Payment Pilot

• Offers DPA for down payment, closing costs, or mortgage buydown.

• Currently paused but expected to return; may match IHDA eligibility.

C. Municipal Programs (e.g., Moline)

• Moline’s program: up to $7,100 for 80% AMI buyers; requires $1,000 borrower contribution moline.il.us.

Federal & FHA Support

• FHA, VA, USDA, Fannie Mae, and Freddie Mac provide low-down or no-down options that can supplement IL programs

• IL First-time home buyers can withdraw up to $10,000 penalty-free from IRAs for home purchase.

• These tools help fit cash constraints into funding strategies for first time home buyer loans.

State Legislation on First-Time Buyer Tax Savings

• Illinois Senate Bill 148: allows homebuyer savings deductions up to $5,000 individual, $10,000 joint per year; accumulates up to $25,000/$50,000 myjournalcourier.com.

• Helps in saving for closing costs/down payment and tax reduction.

Illinois First Time Home Buyer Program Comparison Table

Case Study 1: Carlos & Maria – Chicago (CHA Residents)

Profile:

• Carlos (35) & Maria (33), CHA residents, first-time buyers, combined income: 70% AMI.

• Credit scores: 650 (Carlos), 640 (Maria).

• Home price: $240,000 in South Chicago.

Funding Stack:

1. IHDAccess Deferred: $7,500

2. Illinois HFA1: $10,000

3. Opening Doors: $6,000 (shared household, eligible)

4. CHA DPA: $20,000 grant

5. Primary mortgage (FHA, 3.5% down)

Outcome:

• Total assistance: $43,500, reducing personal cash to $8,000 (3.5% FHA down), plus waiver of mortgage insurance.

• Monthly IHDAcess repayments deferred; CHA grant forgivable after 10 years.

• Result: attainable monthly payments (<$1,600 incl. taxes), equity building, local stability.

Links:

• See CHA program

• IHDAcess DPA

• Opening Doors details

Case Study 2: Sarah – Suburban Cook County

Profile:

• Sarah (28), single-income teacher earning 65% AMI.

• Credit score: 680.

• Buying a $180,000 starter home in Cook County (outside Chicago city limits).

Funding Stack:

1. IHDAccess Repayable: $10,000 (monthly loan)

2. Illinois HFA1: $10,000

3. FHLBank DPP: $10,000 via local credit union

4. FHA Mortgage (3.5% down)

Outcome:

• Combined DPA: $30,000, lowering personal cost to $6,300 + reserves.

• IHDAcess repaid over 10 years (~$80/mo); FHLBank grants forgivable.

• Mortgage balance ~$147,700; monthly total ~$1,250 (PITI).

• After 5 years of stability, qualifies for state’s tax-deductible savings program (if passed).

Links:

• IHDAcess Repayable

• Illinois HFA1 details illinois.gov

• FHLBank DPP overview fhlbc.com

• Cook County program (paused)

• Proposed tax-saving accounts myjournalcourier.com

How to Maximize These IL Home Buyer Programs

1. Secure Mortgage Eligibility

• Score ≥ 640; DTI ≤ 50%; income within IHDA limits ($123k–$134k county-dependent)

• Pre-approval via FHA, VA, USDA, or conventional.

2. Attend HUD‑Certified Education

• Mandatory for IHDA & CHA programs.

3. Choose and Stack Carefully

• Align forgivable/repayable loans with personal plans.

• e.g., stay 5–10 yrs to reap forgivable benefits.

4. Use Partner Lenders

• IHDA, FHLBank, and CHA require affiliated lenders.

5. Timing is Key

• Funds like FHLBank DPP are first-come; monitor Cook County restarts.

6. Monitor Policy Changes

• SB 148 passes → new savings vehicle within months .

What to Prepare When Buying a Home in Illinois

• ✔️ Credit score ≥ 640

• ✔️ DTI ≤ 50%

• ✔️ Income verification & county pricing

• ✔️ Down payment savings or access to HFA1

• ✔️ Completion of HUD-approved education

• ✔️ Finding IHDA-approved lender

• ✔️ CHA tenant-of-record (if in Chicago)

• ✔️ Timely applications for IHDAcess, HFA1, Opening Doors, and DPP

FAQs for Illinois first Time Home Buyers

What are the first-time home buyer grants Illinois qualifications?

Illinois’s IHDA Down Payment Assistance programs (Access Forgivable, Deferred, Repayable) require you to work with an IHDA-approved lender, complete a homeownership education course, live in the home as your primary residence, and contribute $1,000 or 1% of the purchase price. Household income and home price limits vary by county, and assistance is capped at $6K (4%), $7.5K (5%), or $10K (10%) depending on the program .

What credit scores do I need to qualify for a first-time homebuyer grant in Illinois?

A minimum credit score of 640 is required for all IHDA DPA programs—Access Forgivable, Deferred, and Repayable  Loans like FHA, VA, USDA, and conventional with HFA Preferred housing must also meet income and purchase-price limits . Additionally, a max debt-to-income ratio of around 50% is needed, along with completion of housing counseling.

How many people rent versus buy homes in Illinois?

Illinois mirrors the national trend: about 67–68% of households are homeowners, while 32–33% rent  However, homeownership rates decline among Black and Hispanic households—roughly 39% for Black families compared to 75% for white households . Assisted programs like IHDA’s Opening Doors aim to close that gap by targeting underserved communities.

What is the average age of a new homebuyer in Illinois?

While Illinois-specific data is scarce, national trends show the typical first-time homebuyer is around 38 years old as of 2024 . Given economic factors—rising home prices, student loan debt, interest rates—buyers in Illinois likely fall in their mid-to-late 30s, aligning closely with the national average.

How to estimate home buying costs in Illinois?

Start by calculating the down payment (e.g., 3–3.5% FHA, 5–20% conventional), then add closing costs (typically 2–5% of the home price), home inspection fees ($300–$500), and prepaid expenses (insurance, property taxes). Add moving expenses and an emergency reserve. Use a mortgage calculator, local tax database, and fee schedule from your lender or title company to model total cash-to-close. Always budget a 5–10% buffer to cover unforeseen costs.

Top Official IL Home Buyer Program Links

• IHDAcess Programs:

• Illinois HFA1 Assistance: see IHDA website press release

• Opening Doors Relaunch: see Gov Press Release

• FHLBank Chicago DPP: 

• CHA DPA:

• Cook County DPA Pilot:

• Moline Program: 

• Tax Deductible Savings Bill (SB 148): News article summary

Illinois offers one of the most robust landscapes for first-time homebuyer support in 2025—from IHDA’s tiered DPA programs to grant-based assistance via FHLBank Chicago, CHA, and local governments. Well-coordinated stacking (as seen in our case studies) can reduce or eliminate upfront costs and create manageable monthly payments.

Take action by:

• Verifying eligibility metrics (credit, DTI, income)

• Completing HUD education

• Aligning with approved lenders

• Timing applications based on funding availability

With strategic use of forgivable and deferred loans, constant tracking of state legislation, and opportunistic leveraging of grants, Illinois homeownership is realistically attainable—even in today’s competitive market.

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