If a lender has already told you no — your income is too high for the grants, you already own a home, or your debt-to-income was just over the line — this one is actually for you. There's a Maryland option that gets buyers to the closing table when the standard down payment assistance programs slam the door: no income limit, no first-time-buyer requirement, and it can cover your down payment and most of your closing costs. I'm Ronnie Gilmer, a REALTOR® with Samson Properties serving Maryland and Washington, DC, and I'm going to give it to you straight — including the parts nobody on the internet tells you.
What this program is — and what it isn't
One thing up front, because it's the most important line on this page: this is not free money, and it's not a grant. Most of the programs I cover are government money; this one is a financing tool. It's powerful and it opens doors that grants can't — but you do pay it back. Here's the simple version: normally an FHA loan covers about 96.5% of the price and you bring the other 3.5% as your down payment, plus closing costs on top. For a lot of buyers, that's the wall. This program knocks the wall down by pairing your main mortgage with a second loan that covers that 3.5% down payment — and a version of it can stretch to help with closing costs too. Stack those together and you can walk into your purchase with little to no money out of pocket.
The honest mechanics: a repayable second mortgage
That second loan is a repayable second mortgage — a small separate loan that rides along your main one, typically structured over a 10-year term, with the exact rate set by the lender. So you'll have your main house payment plus a smaller second payment that pays the assistance back. That's the trade: it isn't money that disappears, it's money that gets you in the door now instead of waiting two or three years to save it up. For the right buyer that trade is absolutely worth it; for the wrong buyer it's a stretch. A quick note: I'm an agent, not a lender — your exact terms, rate, and approval all come from the loan officer, so treat everything here as a starting point rather than the final word.
Who this is actually built for
This is where it pulls away from every grant program. One: there are no income limits — most assistance has a ceiling where a dollar too much puts you out, and this one doesn't care. If you've been disqualified from grants because you earn too much, this is your lane. Two: you don't have to be a first-time buyer — you can already own a home and still use it, which grant programs almost never allow. Three: it's flexible on co-signers — a co-signer can help you qualify even if they already own property of their own, a big deal for buyers who are close but need a little support. Four: it works across the entire DMV — Maryland, DC, and Virginia — so if you're shopping across state lines, it travels with you. Credit and debt-to-income requirements are also more forgiving than you'd expect, but those numbers are the lender's call and they change, so don't lock onto a figure you read somewhere.
The part the hype channels skip
If you only remember one section, make it this one. Because you're financing essentially the entire purchase, you start with little to no equity in the home — if the market dips in your first couple of years, you could owe more than it's worth for a while. That's not a deal breaker, but you should buy planning to stay put, not flip in 18 months. You'll carry mortgage insurance like any low-down-payment FHA loan, and you still have to qualify for the main mortgage — credit, income documents, job history. The assistance removes the cash barrier, not the underwriting. Buyers who go in with their eyes open are the ones who keep their homes.
The path, in order
Step one: get pre-approved with a lender who actually offers this program — not every lender does, and that's the most common reason buyers never find it. I work with lenders who run it day in and day out and I'm happy to connect you. Step two: they'll structure your main mortgage plus the second assistance loan and hand you a real number — your repayment, your cash to close, the entire picture. Step three: we go find your home in Maryland, DC, or Virginia and get you to the table. Lender first, number second, home third — most people get that order wrong by house hunting before they're approved. If you want a fast read on your options first, run the free Buyer Program Checker.
Key takeaways
- A financing tool, not a grant: a repayable second mortgage (typically a 10-year term) covers your ~3.5% down payment, with a version that can help with closing costs.
- No income limits, no first-time-buyer requirement, flexible on co-signers — built for buyers the grant programs turn away.
- Works across Maryland, DC, and Virginia.
- Eyes open: you start with little equity, carry mortgage insurance, and still fully qualify for the main mortgage.
- Order of operations: lender first, real numbers second, house hunting third.
Frequently asked questions
Is this free money like a grant?
No — it's a repayable second mortgage that rides alongside your main loan, typically over a 10-year term, with the rate set by the lender. It removes the cash-to-close barrier; it doesn't erase the cost. The trade is getting into a home now instead of saving for years.
I was told my income is too high for assistance. Does that matter here?
No — this program has no income limits. It's specifically useful for buyers who earn too much for grant programs like the Maryland Mortgage Program's income-capped options but still don't have the cash to close.
Do I have to be a first-time home buyer?
No. You can already own a home and still use this program, which almost no grant program allows. Co-signers are also flexible — a co-signer who owns their own property can still help you qualify.
Where does it work?
Across the DMV — Maryland, Washington DC, and Virginia. If your search straddles state lines, the program travels with you.
See if you may qualify
Ready to find out whether this door is open for you? Start with Check My Buyer Eligibility, run the free Buyer Program Checker to see which programs might fit, or Book a Free Consultation and I'll look at your situation, tell you honestly whether this fits or whether one of Maryland's grant programs fits better, and connect you with a lender who runs it every day.
Last updated: August 2026. Program details change frequently — verify current guidelines with a licensed lender; this is not a commitment to lend or a guarantee of eligibility. Ronnie Gilmer · Samson Properties · Serving Maryland & DC · Not affiliated with any government agency or the Maryland Mortgage Program.