Last updated: July 14, 2026
Bottom line
Single mothers and other home buyers in Pennsylvania may get help with a down payment or closing costs through the Pennsylvania Housing Finance Agency (PHFA), a city or county program, an employer, or a federal loan. Most help is not free cash. It may be a second mortgage, a loan that is forgiven over time, a loan with no monthly payment, or a local grant with repayment rules.
Start before you sign a sales agreement. The PHFA homebuyer page tells buyers to contact an approved counselor and a participating lender. A counselor can help you decide whether buying now is safe for your budget. The broader homeownership and housing guide also explains other housing paths when buying is not the right next step.
These programs are not only for single mothers, and being a single parent does not guarantee approval. Your income, credit, debts, savings, property, loan type, household size, and location may all matter.
If you need housing help today
If you may lose your current home, have no safe place to stay, face a utility shutoff, or do not have enough food, deal with that need before taking on a mortgage. Use PA 211 to search local housing, food, utility, and emergency services. Pennsylvania also lists county housing contacts for housing authorities, homeless providers, and Community Action agencies.
ASMOM’s Pennsylvania emergency guide and Pennsylvania housing guide can help you make a short plan for rent, shelter, or other urgent needs.
Where to start
Begin with a housing counselor, not a home listing. Use the PHFA counselor locator or the HUD counselor search to find approved help. PHFA says its approved homebuyer counseling is free. It requires in-person education for borrowers with a FICO score below 680 before closing on a PHFA loan.
A counselor can review your monthly income, debts, child care costs, support payments, credit, and savings. If you are not ready, the counselor can help you set a safer price range and a plan. This matters because down payment help does not pay future property taxes, insurance, repairs, utilities, or child care.
Next, use the PHFA lender list. PHFA does not take the mortgage application itself. A participating lender processes the loan and checks which PHFA assistance fits. Ask the lender to compare the monthly payment, cash due at closing, and later repayment rules for every option.
Quick reference
| Your need | Start here | Important check |
|---|---|---|
| Statewide down payment help | PHFA counselor and lender | Most options require a PHFA first mortgage and a credit review. |
| Help in Philadelphia | Philly First Home counselor | Counseling must be finished before the sales agreement. |
| Help in Pittsburgh | Your lender and the URA | The lender applies, and the URA needs time before closing. |
| Help in another county | County housing office | Local money can pause or run out. |
| Rural property | USDA or PHFA lender | Both the address and household income must fit the loan rules. |
| Disability-related home needs | PHFA ACCESS programs | Modification and down payment rules are linked. |
Statewide PHFA down payment help
PHFA is the main statewide starting point. The purchase assistance page lists several choices. The best option depends on the first mortgage, loan amount, income, credit score, savings, property, and available funds.
| Program | Help offered | Repayment | Key limit |
|---|---|---|---|
| PHFA Grant | $500 with an eligible HFA Preferred loan | No repayment | May be paired with Keystone Advantage. |
| K-FIT | 5% of the lower purchase price or value | Forgiven 10% each year for 10 years | Minimum 660 credit score. |
| Keystone Advantage | Up to 4% or $6,000, whichever is less | Monthly payments for 10 years at 0% | Adds a second monthly payment. |
| K-DATE | 5% or 8%, based on first-loan amount | No monthly payment; due later | Due at sale, refinance, or first-loan payoff. |
| HOMEstead | Up to $10,000 | Forgiven 20% yearly for five years | Not offered in every area. |
| ACCESS | Up to $15,000 for eligible buyers | No-interest assistance loan | Must also use ACCESS modification help. |
K-FIT
The K-FIT rules allow qualified buyers to receive 5% of the lower of the purchase price or appraised value. There is no stated maximum dollar cap. The second loan is forgiven by 10% each year over 10 years. All borrowers need at least a 660 credit score, and liquid assets after closing generally cannot be more than $50,000. K-FIT works with the Keystone Home Loan and cannot be combined with most other PHFA down payment help.
Keystone Advantage
Under the Keystone Advantage rules, qualified buyers may receive up to 4% of the purchase price or market value, or $6,000, whichever is less. It is a 0% second mortgage repaid each month over 10 years. All borrowers need at least a 660 credit score. This option may help at closing, but the extra payment must fit your monthly budget.
K-DATE
The K-DATE rules now give a clear amount. If the first loan is $150,000 or less, assistance may equal 8% of the lower purchase price or appraised value, subject to availability. If the first loan is $150,001 or more, assistance may equal 5%. It is a 0% second mortgage for 30 years with no monthly payment. The balance becomes due when you sell, refinance, or pay off the first mortgage. All borrowers need at least a 660 credit score.
HOMEstead and ACCESS
The HOMEstead rules offer up to $10,000 as a no-interest second mortgage. The balance is forgiven by 20% each year over five years. Funding is first come, first served. Major cities and some counties are excluded because they receive separate federal funds. PHFA also says most homes built before 1978 are not eligible because of lead-paint rules.
The ACCESS assistance may provide up to $15,000 in a no-interest down payment and closing cost loan for a buyer with a disability or a disabled household member. The buyer must also use the ACCESS Home Modification Program and meet income rules. The disability help guide lists other support paths for families with disability-related needs.
Employer help
Some employers offer money or a loan for home buying. PHFA’s employer housing help explains how a participating employer benefit may work with a PHFA mortgage. Ask human resources whether your workplace has a homebuyer benefit, how long you must work there, and whether the money must be repaid if you leave the job.
Do not stack programs yourself
Some PHFA options cannot be combined. A local program may also limit other help. Ask the lender and program office to list every loan, grant, lien, payment, and repayment trigger in writing before you make an offer.
City and county homebuyer help
Local programs may use city, county, federal HOME, or housing trust money. Their rules and funding can change. Check the exact city, township, borough, and county where the home sits.
| Area | Current help | Where to apply | Reality check |
|---|---|---|---|
| Philadelphia | Up to $10,000 or 6% of price, whichever is less | City-funded housing counselor | Finish counseling before signing the sales agreement. |
| Pittsburgh | Up to $7,500 below 80% AMI; up to $5,000 from 80% to 115% AMI | Your lender submits to URA | URA must receive the file at least 21 business days before closing. |
| Montgomery County | Up to 10% of an affordable price, capped at $10,000 | County housing office | Apply and complete counseling before a sales contract or deposit. |
| Delaware County | Up to $10,000 | Approved housing counselor | Funding is limited and counseling does not guarantee money. |
| Chester County | Education plus direct down payment and closing help | Housing Partnership counselor | Household income must be within the program limit. |
Philadelphia
Philly First Home offers up to $10,000 or 6% of the purchase price, whichever is less, while funds are available. Buyers must be first-time buyers or have had no home ownership for at least three years. The home must be a single-family house or duplex in Philadelphia; condominiums are not eligible. The grant must be repaid if you move or refinance before living there for 15 years.
Pittsburgh
The Pittsburgh assistance program offers up to $7,500 as a 0% five-year deferred loan for households below 80% of Area Median Income (AMI). Households from 80% through 115% AMI may receive up to $5,000 as a 0% ten-year deferred loan. The lender must apply for you. The program also limits liquid assets after closing and charges a closing fee equal to 2% of the URA loan.
Montgomery, Delaware, and Chester counties
The 2026 Montgomery brochure says assistance can reach 10% of the estimated affordable sales price, up to $10,000. Buyers must meet income and mortgage rules, complete counseling before a contract, put in required cash, and keep the home as a primary residence. Funds are first come, first served, and the application has a $25 fee.
The Delaware County program provides counseling and up to $10,000 for qualifying low- and moderate-income first-time buyers. The help is usually a 0% loan due when the home is sold or transferred. It may be forgiven after five years in a county-designated revitalization area. Residents of Chester City, Haverford Township, and Upper Darby Township should ask their local offices about separate programs.
The Chester County program offers homebuyer education and direct financial help for eligible low- and moderate-income buyers. Counseling and training are required before down payment or closing help. The county directs buyers to the Housing Partnership of Chester County for current amounts and steps.
Federal loans that may lower upfront cash
These are mortgage programs, not down payment grants. A PHFA lender can explain whether one can be paired with state or local help.
- FHA: HUD’s FHA loan basics say the down payment may be as low as 3.5%. FHA loans include mortgage insurance and lender rules.
- USDA Direct: The USDA Direct loan serves eligible low- and very-low-income buyers in eligible rural areas and may include payment assistance.
- USDA Guaranteed: The USDA Guaranteed loan works through approved lenders for eligible rural homes and households.
- VA: Check VA loan eligibility if you have qualifying military service. You still need a lender review and a Certificate of Eligibility. The veteran benefits guide covers related help.
Steps to apply
- Check your full budget. Include the mortgage, taxes, insurance, child care, transportation, utilities, repairs, and a small emergency fund.
- Meet a counselor. Ask whether you must finish counseling before signing a sales agreement.
- Talk with a PHFA lender. Ask for a side-by-side comparison of PHFA, FHA, USDA, VA, and local help.
- Check the exact address. City, county, rural-area, purchase-price, and property-condition rules may change your choices.
- Get written estimates. Use the CFPB Loan Estimate tool to compare the rate, monthly payment, cash needed, and fees. Do not compare only the down payment.
- Confirm the second loan. Ask when it is forgiven, when repayment starts, and what happens after a sale, move, refinance, job change, or early payoff.
- Review final costs. Use the CFPB Closing Disclosure tool and ask about any amount that changed before closing.
Papers to gather
Use ASMOM’s application documents checklist to organize your file. Your counselor and lender may ask for more.
| Paper | Why it is needed | Helpful step |
|---|---|---|
| Photo ID and identity records | Confirms who is applying | Ask what every borrower must provide. |
| Pay stubs and job records | Shows current earned income | Report job or hour changes quickly. |
| Tax returns and W-2s | Shows income history | Self-employed buyers often need more records. |
| Benefit and support letters | Shows other income that may count | Include current award or court papers. |
| Bank and asset statements | Shows savings and large deposits | Ask before moving or borrowing money. |
| Debt and credit records | Shows monthly obligations | List car, student, card, and payment-plan debts. |
| Counseling certificate | Proves a required course is complete | Keep a copy for the lender and local program. |
| Property and contract papers | Checks address, price, and condition | Do not sign early when preapproval is required. |
Common mistakes to avoid
- Signing too soon. Philadelphia and Montgomery County require counseling or program steps before the sales agreement.
- Using a lender who does not handle the program. A PHFA or local file may need a trained participating lender.
- Calling every program a grant. Many options create a second mortgage or a lien on the home.
- Ignoring the repayment trigger. Selling, moving, refinancing, renting the home, or paying off the first loan may make the balance due.
- Adding new debt. A car loan, credit card, or personal loan can change approval and the amount you can afford.
- Using all your savings. Keep room for moving costs, utility deposits, repairs, food, and child needs.
- Assuming funding is reserved. Ask when money is officially set aside and what can cancel that reservation.
If the loan or assistance is denied or delayed
Ask for the reason in writing. The CFPB’s mortgage denial steps explain that you can request the reason and review the credit score used. Take the notice to a HUD-approved counselor. The fix may be a credit-report correction, lower debt, a longer work history, more savings, a lower home price, or a different loan.
If you believe a lender, seller, appraiser, agent, or program treated you differently because of a protected reason, use HUD’s report housing discrimination page. ASMOM’s Pennsylvania legal help page can also point you toward local civil legal aid. This article gives general information, not legal or financial advice.
If a SNAP, TANF, Medicaid, child care, or other benefits problem is hurting your home-buying plan, the benefits problem guide explains how to ask for notices, records, and appeal information.
A safe backup plan
Waiting can be the safer choice. A six- or twelve-month plan may give you time to fix credit errors, lower debt, build reserves, or find a home with lower taxes and repair costs. Do not buy only because assistance is available.
While you prepare, check Pennsylvania food help, Pennsylvania child care, and Pennsylvania utility help. Lowering current bills may make it easier to save without missing basic needs.
Local support can also matter. Use Pennsylvania community support and the national Community Action guide to find nearby budgeting, housing, food, or employment services. After a move, the household items guide may help with basic setup costs.
Phone scripts
Calling a housing counselor
“Hi, I want to buy a home in Pennsylvania. Can you check whether I am mortgage-ready and whether I must finish counseling before I sign a sales agreement?”
Calling a PHFA lender
“Please compare K-FIT, Keystone Advantage, K-DATE, HOMEstead, and any local program for my address. What would I pay now, each month, and later?”
Calling a local program
“Is your homebuyer assistance accepting applications today? What must I finish before a contract, and when is the money officially reserved?”
Calling after a delay
“My closing date is coming up. What exact item is missing, who must send it, and is my assistance still reserved?”
Resumen en español
En Pennsylvania, la ayuda para el pago inicial puede venir de PHFA, una ciudad, un condado, un empleador o un préstamo federal. Muchas ayudas son segundos préstamos y no dinero gratis. Hable con un consejero de vivienda y un prestamista participante antes de firmar un contrato. Pregunte cuánto recibe, si habrá pago mensual, cuándo debe devolver el dinero y qué pasa si vende, se muda o refinancia. Confirme siempre que el programa tenga fondos y que la dirección de la casa cumpla las reglas.
FAQ
Are there down payment grants just for single mothers in Pennsylvania?
Most programs are open to eligible home buyers, not only single mothers. Rules usually focus on income, credit, savings, property location, first-time buyer status, disability, military service, or loan type.
Which PHFA program gives the most help?
There is no single best program. K-DATE or K-FIT may offer more than Keystone Advantage, but the first mortgage, credit, income, assets, property, repayment terms, and funding must fit.
Do I have to be a first-time buyer?
Not for every PHFA loan. Some state and local programs require first-time status, often meaning you have not owned your main home during the past three years.
Can I combine PHFA and local assistance?
Sometimes, but many programs limit what can be combined. Ask the participating lender and local program to approve the full assistance package in writing.
Does down payment help have to be repaid?
It depends. Some help is a grant, some is forgiven over time, some is paid monthly, and some becomes due after a sale, move, refinance, or first-mortgage payoff.
What if my mortgage is denied?
Ask for the reason in writing, review the credit score and report used, and take the notice to a HUD-approved housing counselor. A different plan or lender may be needed.
About this guide
This guide uses official federal, state, local, and other high-trust nonprofit and community sources mentioned in the article.
A Single Mother is independent and is not a government agency, benefits office, lender, law firm, medical provider, or tax advisor.
Program rules, funding, local availability, and eligibility can change. Always confirm details with the official program before you apply or make decisions.
Verification: Last verified July 14, 2026, next review October 14, 2026.
Corrections: If you see something wrong or outdated, email suggestions@asinglemother.org.
Disclaimer: This article is for general information only. It is not legal, financial, medical, tax, immigration, disability, safety, or government-agency advice.