✅ USDA Rural Development Loan (Scott County Qualifies for Some Areas):
What you get: $0 down payment required
The deal: 100% financing, no PMI like FHA
Who qualifies: Income limits + property must be in eligible rural area (parts of Georgetown qualify!)
Best for: Buyers who want $0 down and lower monthly payments
✅ VA Loan (Veterans/Active Military):
What you get: $0 down payment required
The deal: No PMI, lower rates, seller can pay ALL closing costs
Who qualifies: Veterans, active duty, some surviving spouses
Best for: Anyone who served; this is the best loan program, period
✅ FHA Loan (Not Assistance, But Low Down Payment):
What you get: Only 3.5% down required
The deal: Lower credit score requirements (580+)
Who qualifies: Almost anyone. No income limits
Best for: Buyers with less-than-perfect credit or small down payment savings
✅ Nehemiah Program (Through Approved Lenders):
What you get: Down payment assistance (amount varies)
The deal: Gift funds from nonprofit, repaid over time or through seller contribution
Who qualifies: Varies by lender and location
Best for: Buyers using FHA or conventional loans
✅ Local Georgetown/Scott County Programs:
Check with: Scott County Fiscal Court, Georgetown Housing Authority
What's possible: Emergency repair grants, first-time buyer workshops, local assistance funds
The catch: Limited funding, first-come-first-served
Best for: Hyper-local opportunities (these change yearly)
💰 The Real Talk:
Most of my clients use KHC DPA + a low-down-payment loan (FHA or conventional with 3% down). That's $6K–$13K in free money + you're only coming out of pocket 0–3% of the purchase price.
Example:
$200K house → 3% down = $6K → KHC covers all or most of it → You're in a house for less than $5K total out of pocket (including inspections, appraisal
