Menu

Home Buyer Down Payment Grants for Single Mothers in Delaware

Home Buyer Down Payment Grants for Single Mothers in Delaware

Last updated: September 2025

This is a practical, no‑nonsense guide written for single moms in Delaware. You’ll find exact programs, dollar amounts, timelines, and the steps to take today—with official links you can click as you go. Use the Quick Help and the 3 emergency actions first, then scan the tables and checklists. Programs open and close as funding shifts, so always confirm with the agency or lender before you apply.


Helpful places to keep open in your browser as you read: Delaware State Housing Authority (DSHA) homeownership, DSHA main site, HUD Delaware, USDA Rural Development Delaware, and Delaware 211. (kissyourlandlordgoodbye.com)

If You Only Do 3 Things – Emergency Actions to Take

Quick Help (Pin these)

Who this guide is for

You’re a single mother in Delaware who wants to buy a safe home without draining savings. This guide explains which programs match your situation, what paperwork you need, and how to avoid delays. It also covers rural options and local funds in Wilmington, New Castle County, Dover, and Sussex County. Use the program tables, checklists, and phone numbers to move fast and avoid mistakes. DSHA programs overview, HUD Delaware homeowner info, and USDA Delaware contacts are linked throughout. (kissyourlandlordgoodbye.com)

Quick Map of Delaware Down‑Payment Options

The programs below are the most used statewide and locally. Prioritize statewide DSHA options first, then add a city/county layer if allowed by the rules.

Program Amount Type Who Qualifies Repayment/Forgiveness Notes
DSHA First State Home Loan About 3% of first mortgage amount 0% second, deferred First‑time or repeat buyers via DSHA lenders Due at sale/refi/move‑out KYLG shows 3% in 2025; confirm with lender. (kissyourlandlordgoodbye.com)
DSHA Diamond in the Rough About 5% of final loan amount 0% second, deferred Buyers using FHA 203(k) Limited Due at sale/refi/move‑out Combines purchase + minor rehab; good for homes needing repairs. (destatehousing.com)
DSHA Home Sweet Home (temporary) $12,000 0% forgivable When funding is open; sales price cap applies Forgiven over 10 years (10%/yr) Offered at times; ask lender if open. (destatehousing.com)
DSHA Delaware Diamonds (temporary) $10,000 0% forgivable Eligible occupations (teachers, health care, first responders, veterans, select state workers) Forgiven over 10 years Offered at times; verify current status. (destatehousing.com)
Wilmington First Start Up to $15,000 or 6% Forgivable/need‑based Buying in Wilmington; income limits vary by funding source Terms in 2025 manual Requires $1,000 from buyer; online portal via lender/counselor. (wilmingtonde.gov)
New Castle County DPS (outside Wilmington) Up to $10,000 0% loan First‑time buyers ≤80% AMI 15‑yr term; 0% interest; first 2 yrs deferred 2024 brochure lists details; max sales price $460,000. (newcastlede.gov)
City of Dover First Start Up to $20,000 0% forgivable Buying in Dover; 620+ score; ≤80% AMI Forgiven after 10 years 2022 guidelines still posted; call to confirm 2025 status. (cityofdover.com)
Sussex Co. Housing Trust Fund (Direct Buyer Assistance) $20,000 0% soft second ≤120% AMI; closing costs only Satisfied after 10 years if no trigger Round 4 opened July 1, 2025; counseling required. (sussexcountyde.gov)

Use the official program pages while you read: DSHA Help for Homebuyers, DSHA Newsroom, Wilmington First Start, and New Castle County DPS. (kissyourlandlordgoodbye.com)

DSHA Statewide Programs You Can Use Right Now

Start here. DSHA funds tend to have the most flexible pairing with first mortgages and the widest lender network.

Most important step: Call a DSHA‑approved lender and ask which DSHA option you qualify for this week. Compare “Welcome Home” (for first‑timers) vs. “Home Again” (repeat buyers), then pick the down‑payment product that matches your price and property condition.

Reality Check: Temporary DSHA options open and close. Lenders see real‑time lock matrices and know when funds pause. If one option is closed, pivot to First State or Diamond in the Rough so your pre‑approval stays valid. Keep KYLG, DSHA news, and DSHA Contact handy to verify the status the day you lock. (kissyourlandlordgoodbye.com)

What to do if this doesn’t work: Call 1‑888‑363‑8808, ask to speak with Homeownership, and request a list of active lenders writing DSHA loans this week; then contact at least three lenders. Also ask a HUD‑approved counselor about lender‑funded DPAs that stack with DSHA. Use DSHA Contact, DSHA Housing Counselors, and HUD Delaware to escalate. (destatehousing.com)

City and County Programs You Should Check Next

Focus on where you’re buying. Many local programs require your housing counseling certificate and a lender or counselor to submit the application.

Wilmington – First Start Homebuyer

Most important step: Ask your lender or counselor to create your Neighborly portal application (the city shifted to online intake).

What to do if this doesn’t work: Ask your lender to pivot to DSHA First State or Diamond in the Rough while you keep your place in Wilmington’s queue. Check DSHA Help for Homebuyers, DSHA lenders, and Delaware 211 for alternate options. (kissyourlandlordgoodbye.com)

New Castle County (outside Wilmington) – Down Payment & Settlement (DPS)

Most important step: Complete HUD‑approved counseling; the counselor helps determine your loan amount and submits your DPS file.

What to do if this doesn’t work: Pivot to DSHA First State or Diamond in the Rough with your lender, or shift your search into Wilmington to use First Start. Use KYLG, Wilmington First Start, and HUD counselors to keep momentum. (kissyourlandlordgoodbye.com)

City of Dover – First Start (Down Payment & Settlement)

Most important step: Call the City of Dover Community Development office and confirm 2025 funding and steps; ask for the most recent guidelines.

What to do if this doesn’t work: Check DSHA First State or Diamond in the Rough, and see if Sussex County Housing Trust Fund works if you’re open to southern Delaware. Use KYLG, USDA Delaware for rural options, and Sussex County Homebuyer Assistance. (kissyourlandlordgoodbye.com)

Sussex County – Housing Trust Fund (Homebuyer Assistance)

Most important step: Contact a HUD‑approved counselor to submit your application—direct buyer assistance runs until funds are exhausted.

What to do if this doesn’t work: Consider DSHA First State or Diamond in the Rough; USDA loans can also cover 100% financing in rural areas, pairing with seller credits for closing costs. Use KYLG, USDA Delaware office, and USDA Single‑Family Direct. (kissyourlandlordgoodbye.com)

Can You Combine Programs?

Often yes—one statewide DSHA option with one local program—if the rules allow and your lender/counselor coordinates deadlines.

What to do if this doesn’t work: Use one source only (usually DSHA), and negotiate seller credits or lender credits to cover the gap. Ask your counselor about credit‑union DPAs that don’t conflict. Use DSHA counselors, KYLG lenders, and HUD Delaware for alternatives. (destatehousing.com)

Eligibility Rules at a Glance

Requirement Statewide DSHA Wilmington New Castle County Dover Sussex County
First‑time requirement “Welcome Home” yes; “Home Again” no Yes (FTB or single parent/displaced) Yes Yes Not limited to FTB
Income limits County‑based; see KYLG 80% AMI (CDBG) or 100% MFI (city funds) ≤80% AMI ≤80% AMI ≤120% AMI
Minimum credit 620 (counseling if ≤659) Counseling certificate HUD counseling 620+ HUD counseling
Buyer cash Varies by product $1,000 min $500 min $1,000 min Assets ≤$15,000
Typical amount 3% or 5% or fixed grant ≤$15,000 ≤$10,000 ≤$20,000 $20,000

Check the current numbers at: KYLG eligibility, Wilmington First Start, New Castle DPS brochure, and Sussex HTF Homebuyers. (kissyourlandlordgoodbye.com)

Required Documents (Build this envelope now)

Document Why it matters Notes
Photo ID, Social Security cards Identity verification Keep copies for all adults
Last 30–60 days pay stubs Income and stability Include all income sources
Last 2 years W‑2s/1099s + tax returns Income verification Self‑employed add YTD P&L
Last 2–3 months bank statements Asset verification Explain large deposits
Housing counseling certificate Required for many grants Ask for date that meets program rules
Signed purchase contract Triggers grant review Coordinate closing date with program timeline
Home inspection Condition & lead safety Required by Wilmington/NCC; 1978 lead rules apply
Loan Estimate/LE Confirms stacking Shows grant/second terms

Download or schedule through: DSHA Housing Counselors, HUD Delaware, and city/county pages like New Castle DPS. (destatehousing.com)

What to do if this doesn’t work: If you’re missing a document, tell your counselor immediately; many programs let you upload a placeholder while you wait on the employer or IRS transcript. Use DSHA counselors, Wilmington First Start, and DPS brochure to check what can be deferred. (destatehousing.com)

Application Timeline & Realistic Wait Times

Step How long it usually takes Notes
Pre‑approval with DSHA lender Same day to 48 hours Pull credit, discuss DSHA product fit
Counseling class + 1:1 session 1–2 weeks (book now) Book early to avoid class waitlists
Local grant submission 3–5 days after contract Lender/counselor uploads complete file
Program approval 10–15 business days Longer in peak season; confirm by email
Clear‑to‑close 3–7 days after approval Grant funds noted on Closing Disclosure

Use for planning: KYLG Help for Buyers, DSHA Housing Counselors, and city/county program pages like Wilmington First Start. (kissyourlandlordgoodbye.com)

What to do if this doesn’t work: Ask your lender to switch you to a DSHA product that doesn’t need city/county approval if your contract is tight, or request a contract extension with proof your grant file is in review. Keep DSHA Contact, Counselor list, and Delaware 211 handy. (destatehousing.com)

Reality Check – Funding, Caps, and Common Delays

What to do if this doesn’t work: Ask your lender for a revised Loan Estimate with a different DSHA product, or move your search area for better local pairing. Keep KYLG, DSHA Contact, and Counselors close. (kissyourlandlordgoodbye.com)

Common Mistakes to Avoid

What to do if this doesn’t work: If you missed a class or a funding window, ask your counselor for a one‑on‑one appointment and a “Plan B” stack (e.g., DSHA First State + lender credits). Use Counselor list, KYLG lenders, and Delaware 211. (destatehousing.com)

How to Apply (Step‑by‑Step)

What to do if this doesn’t work: If your seller needs a faster close, switch to a DSHA option that doesn’t require a local approval, or request a short extension with grant proof. Use KYLG, DSHA Contact, and Delaware 211 to troubleshoot. (kissyourlandlordgoodbye.com)

Quick Reference Cheat Sheet

Need Who to call/click What to ask
DSHA loan + DPA KYLG Help for Buyers Which DSHA option is open for me today?
Counseling DSHA Housing Counselors Earliest class and certificate steps
Wilmington First Start Portal steps and income limits
New Castle County DPS Program Counselor submission and timing
Dover Community Development Current cap and application method
Sussex Housing Trust Fund – Homebuyers Round status and counselor list
Rural options USDA RD Delaware 502 Direct vs. Guaranteed fit

Use this table with your agent and lender while you plan your closing dates. KYLG, DSHA counselors, and County/city pages are your anchors. (kissyourlandlordgoodbye.com)

Application Checklist (Screenshot‑friendly)

These items cover what your lender, counselor, and city/county all need to see. Keep PDFs ready to upload. (kissyourlandlordgoodbye.com)

If Your Application Gets Denied

What to do if this doesn’t work: Ask for a second opinion from a different DSHA lender, and schedule a credit‑building plan with your counselor. Keep KYLG lenders, Counselor list, and Delaware 211 nearby. (kissyourlandlordgoodbye.com)

Diverse Communities – Targeted Tips and Resources

LGBTQ+ single mothers: Ask your counselor about fair‑housing protections and how to report discrimination in lending or real estate. File with the Delaware Division of Human and Civil Rights (DDHRC), review HUD’s Fair Housing page for Delaware, and keep DSHA Contact (1‑888‑363‑8808) if you experience bias. TTY services are available via HUD Delaware resources and state relay. (humanandcivilrights.delaware.gov)

Single mothers with disabilities or disabled children: Ask about accessible home features and reasonable accommodation during the process. Start with DDHRC complaint portal, get counseling via DSHA Housing Counselors, and review HUD Delaware disability resources. Call for large‑print applications through your counselor. (humanandcivilrights.delaware.gov)

Veteran single mothers: Pair a VA loan with DSHA if your lender allows it, and ask about temporary Delaware Diamonds status if eligible. For emergency shelter or benefits, see HUD Delaware veterans resources, Delaware 211, and DSHA’s program updates. TTY services available via HUD and VA lines. (hud.gov)

Immigrant/refugee single moms: Many programs accept ITIN borrowers through certain lenders; confirm with your DSHA lender which products are available. For counseling and language access, use DSHA Housing Counselors, Delaware 211 multilingual access, and HUD Delaware. Interpretation available through 211 and many counseling agencies. (destatehousing.com)

Tribal members: HUD’s Section 184 loan is not available in Delaware as of January 2025; you can still use it in approved states/counties if purchasing there. Verify with the current HUD map. For Delaware purchases, rely on DSHA/USDA and local programs. See HUD Section 184 main page, Approved states/counties (Jan 2025 PDF), and KYLG programs. (hud.gov)

Rural single moms with limited access: Ask about USDA 502 Direct (payment assistance) and RD Guaranteed loans, which can pair with seller credits and sometimes local help for closing costs. Contact the USDA Delaware office (1‑302‑857‑3580), check USDA Single‑Family Direct, and still consider DSHA First State. TTY services available through state relay. (rd.usda.gov)

Single fathers: These programs are gender‑neutral. Use the same steps: KYLG, DSHA counselors, and local pages such as New Castle DPS. TTY services available via state and HUD lines. (kissyourlandlordgoodbye.com)

Language access: If you prefer Spanish or another language, ask to schedule interpreted counseling and for translated materials. Start with Delaware 211 language support, HUD Delaware, and DSHA Contact. TTY services available via state relay. (delaware211.org)

What to do if this doesn’t work: Tell your counselor exactly what support you need (language, accessibility, child‑care timing) so they can adjust scheduling or format. Use DSHA counselors, HUD Delaware, and Delaware 211 to coordinate. (destatehousing.com)

Resources by Region

New Castle County: Pair DSHA with New Castle County DPS; contact Neighborhood House (Wilmington/Middletown) for counseling. HUD Delaware office can help with fair housing questions. (kissyourlandlordgoodbye.com)

City of Wilmington: Use First Start with DSHA First State; schedule counseling at Interfaith Community Housing. For emergency needs, Delaware 211 is quickest. (wilmingtonde.gov)

Kent County / Dover: Check Dover First Start, then add DSHA; counseling via NeighborGood Partners. If finances are tight, apply for help through ASSIST. (cityofdover.com)

Sussex County: Pair Sussex Housing Trust Fund with DSHA First State or USDA 502 Direct. Counseling via First State Community Action. (sussexcountyde.gov)

What to do if this doesn’t work: Move your search area if a local fund is exhausted, and lean on DSHA or USDA to keep your purchase on track. Use KYLG, USDA Delaware, and Delaware 211. (kissyourlandlordgoodbye.com)

Local Organizations, Charities, and Support

What to do if this doesn’t work: Ask your counselor to refer you to legal aid for fair‑housing issues, or to a utility‑assistance appointment if a shutoff threatens your closing. Use DDHRC complaint portal, HUD Delaware, and Delaware 211. (humanandcivilrights.delaware.gov)

How to Stop Utility Shutoff in Delaware Today

What to do if this doesn’t work: Ask your lender for a short closing delay and a plan to clear the utility arrears at closing using credits. Keep DSHA Contact, Delaware 211, and DSS emergency housing page nearby. (destatehousing.com)

County‑Specific Variations You Should Know

What to do if this doesn’t work: If one area is too tight on timing or limits, shift either your property location or the program stack. Lean on KYLG, Counselor list, and Delaware 211. (kissyourlandlordgoodbye.com)

Real‑World Examples

  • Nia (two kids, Wilmington): Nia used KYLG to compare DSHA options, completed counseling at Interfaith Community Housing, and layered Wilmington First Start on top of DSHA First State. She brought 1,000,got1,000, got 12,000 from First State (example percentage), and $15,000 from First Start. She closed in 45 days. (kissyourlandlordgoodbye.com)
  • Jasmine (Sussex County, rural): Jasmine considered a house that needed roof work. Her lender moved her to Diamond in the Rough and used Sussex Housing Trust Fund for $20,000 in closing costs. She finished repairs after closing and kept cash for moving. (destatehousing.com)
  • Aria (Dover): With a 640 score and steady income, Aria booked counseling via NeighborGood Partners, used Dover First Start for 20,000,andpaireditwith∗[DSHAFirstState](https://kissyourlandlordgoodbye.com/help−for−homebuyers/)∗.∗∗Herout‑of‑pocketdroppedunder20,000, and paired it with *[DSHA First State](https://kissyourlandlordgoodbye.com/help-for-homebuyers/)*. **Her out‑of‑pocket dropped under 2,000.** (neighborgoodpartners.org)

Note: Outcomes vary with income, debts, property price, and program status—always confirm current caps and timelines before you write your offer. Use KYLG, DSHA Contact, and your counselor. (kissyourlandlordgoodbye.com)

Frequently Asked Questions (Delaware‑Specific)

Quick Tables You Can Use With Your Lender

Compare DSHA Options Fast

DSHA Product Down‑payment help Forgivable? When repaid Good fit for
First State ~3% No Sale/refi/move‑out Solid credit, no rehab
Diamond in the Rough ~5% No Sale/refi/move‑out Needs minor rehab
Home Sweet Home $12,000 Yes Forgiven 10%/yr over 10 yrs When round is open
Delaware Diamonds $10,000 Yes Forgiven 10%/yr over 10 yrs Eligible occupations

Source pages: KYLG and DSHA news. (kissyourlandlordgoodbye.com)

Local Program Snapshot

Area Max help Interest Forgiveness Notes
Wilmington $15,000 or 6% 0% Per program manual $1,000 from buyer
NCC DPS $10,000 0% No; 15‑yr loan First 2 yrs deferred
Dover $20,000 0% Yes; 10 yrs 620+ score
Sussex HTF $20,000 0% Satisfied after 10 yrs Closing costs only

Sources: Wilmington First Start, DPS brochure, Dover guidelines, and Sussex HTF. (wilmingtonde.gov)

Counseling – Where to Book

Agency Region Phone
Interfaith Community Housing New Castle/Kent 1‑302‑652‑3991 x100
NeighborGood Partners (NCALL) Statewide 1‑302‑678‑9400
Neighborhood House New Castle/Middletown 1‑302‑658‑5404
First State Community Action Sussex/New Castle/Kent 1‑800‑372‑2240

Find the full list at DSHA Housing Counselors and HUD Delaware. (destatehousing.com)

Emergency and Utility Help

Resource What they do Contact
Delaware 211 Referral to help statewide 1‑800‑560‑3372
Housing Alliance Delaware Centralized shelter intake 1‑833‑346‑3233
Catholic Charities LIHEAP Energy bill help NCC 1‑302‑654‑9295; Kent 1‑302‑674‑1782; Sussex 1‑302‑856‑6310

Use program pages: Delaware 211, HAD Centralized Intake, and LIHEAP info. (delaware211.org)

Who to Call for Insurance/Fair Housing Issues

Topic Contact Info
Homeowners insurance complaints Delaware Dept. of Insurance 1‑800‑282‑8611
Fair housing complaints DDHRC File online or call
HUD help line HUD Delaware 1‑302‑573‑6300

These contacts help with denials, delays, or discrimination during your purchase. (insurance.delaware.gov)

Plan B If Your First Try Doesn’t Work

Spanish Summary / Resumen en Español

Este resumen en español fue producido con herramientas de IA y revisado para claridad. Verifique siempre los requisitos actuales antes de aplicar.

  • Programas estatales (DSHA): Kiss Your Landlord Goodbye muestra opciones como First State (≈3% préstamo a 0% diferido), Diamond in the Rough (≈5% con FHA 203(k) limitada), y ayudas temporales perdonables como Home Sweet Home (12,000)oDelawareDiamonds(12,000) o Delaware Diamonds (10,000). Llame a DSHA 1‑888‑363‑8808 para confirmar disponibilidad. (kissyourlandlordgoodbye.com)
  • Programas locales: Wilmington First Start (hasta 15,000),∗[NewCastleCountyDPS](https://www.newcastlede.gov/1268/Down−Payment−Settlement−Assistance−Progr)∗(hasta15,000), *[New Castle County DPS](https://www.newcastlede.gov/1268/Down-Payment-Settlement-Assistance-Progr)* (hasta 10,000), Dover First Start (hasta 20,000),y∗[SussexCountyHousingTrustFund](https://sussexcountyde.gov/Housing−Trust−Fund−Homebuyers)∗(20,000), y *[Sussex County Housing Trust Fund](https://sussexcountyde.gov/Housing-Trust-Fund-Homebuyers)* (20,000 para costos de cierre). (wilmingtonde.gov)
  • Asesoría y ayuda: Programe curso/certificado con Asesores de DSHA. Para emergencias, use Delaware 211 (1‑800‑560‑3372) y Centralized Intake 1‑833‑346‑3233. (destatehousing.com)

About This Guide

Compiled by the ASingleMother.org Editorial Team.

This guide uses official sources including:

Last verified September 2025, next review April January 2026.

Please note that despite our careful verification process, errors may still occur—email info@asinglemother.org with corrections and we respond within 72 hours.

Disclaimer

This guide is informational and not legal, tax, or lending advice. Programs change based on funding, rules, and your personal situation. Always confirm current eligibility, limits, and timelines with the program owner or lender before making decisions. Use the official links in this guide—DSHA, HUD Delaware, and USDA RD Delaware—and call to confirm current availability before applying. (destatehousing.com)

What I verified for you (September 2025)

If anything above is out of date when you read it, use the agency contacts and confirm by phone the same day.

🏛️More Delaware Resources for Single Mothers

Explore all assistance programs in 34 categories available in Delaware

Related Posts