Key takeaways
- The Illinois Housing Development Authority (IHDA) runs five statewide down payment programs, all paired with a 30-year fixed-rate first mortgage.
- Help ranges from $6,000 to $15,000: Opening Doors ($9,000, forgiven over 5 years), IHDAccess Home (6%, up to $15,000), Forgivable (4%, up to $6,000), Deferred (5%, up to $7,500) and Repayable (10%, up to $10,000).
- You need a credit score of at least 640, a debt-to-income ratio of 50% or less, and you must put in at least $1,000 or 1% of the price, whichever is greater.
- Most programs are open to repeat buyers too. Income and purchase price limits are set by county, and pre-purchase homebuyer education is required.
Illinois offers statewide help for buyers in every county through the Illinois Housing Development Authority (IHDA). Each IHDA program pairs a 30-year fixed-rate mortgage (FHA, VA, USDA or conventional) from an approved lender with a second loan for the down payment and closing costs. Some of that help is forgiven over time, some is due only when you sell or refinance, and one option is repaid monthly at 0% interest.
On a $250,000 home, IHDAccess Home would provide 6%, or $15,000, more than the $8,750 an FHA loan needs as a 3.5% down payment. Here’s how each program works, who qualifies and how to apply.
Illinois homebuyer programs at a glance
Rates and terms checked: Nov. 11, 2026. They change often, so confirm with the provider before you apply. How we review lenders
| Program | Help | Terms | Who it’s for |
|---|---|---|---|
| Opening Doors | $9,000 flat | 0% second loan, forgiven monthly over 5 years | First-time and repeat buyers |
| IHDAccess Home | 6% of the price, up to $15,000 | 0% loan, deferred; due when you sell, refinance or pay off the mortgage | First-time buyers, qualified veterans, or buyers in a targeted area |
| IHDAccess Forgivable | 4% of the price, up to $6,000 | Forgiven monthly over 10 years | First-time and repeat buyers |
| IHDAccess Deferred | 5% of the price, up to $7,500 | 0% loan, due when you sell, refinance or pay off the mortgage | First-time and repeat buyers |
| IHDAccess Repayable | 10% of the price, up to $10,000 | 0% loan, repaid monthly over 10 years | First-time and repeat buyers |
IHDA labels all five programs as having limited funds, and money isn’t guaranteed until your lender reserves it. Ask your lender which programs are open when you apply.
Worked example: a $250,000 home
Here’s what each program would provide on a $250,000 purchase. These figures follow IHDA’s percentages and caps; your actual amount depends on the program’s rules and your lender’s calculation.
| Program | Formula | Assistance | What you’d repay |
|---|---|---|---|
| Opening Doors | Flat amount | $9,000 | Nothing if you keep the home 5 years ($150 is forgiven each month) |
| IHDAccess Home | 6% = $15,000 (at the cap) | $15,000 | $15,000 when you sell, refinance or pay off the loan |
| IHDAccess Forgivable | 4% = $10,000, capped | $6,000 | Nothing after 10 years ($50 is forgiven each month) |
| IHDAccess Deferred | 5% = $12,500, capped | $7,500 | $7,500 when you sell, refinance or pay off the loan |
| IHDAccess Repayable | 10% = $25,000, capped | $10,000 | About $83 a month for 10 years, at 0% interest |
You’d still need your own contribution of at least $2,500 (1% of $250,000, since that’s more than $1,000). Earnest money and some prepaid costs can count toward it. If you sold after three years with Opening Doors, about $3,600 of the $9,000 would still be unforgiven.
Opening Doors
Opening Doors gives a flat $9,000 for the down payment and closing costs as a 0% second mortgage. It’s forgiven monthly over five years, so you owe nothing if you stay in the home that long. If you sell or refinance sooner, the unforgiven part is due. It’s open to first-time and repeat buyers in all Illinois counties.
IHDAccess Home
IHDAccess Home offers the largest amount: 6% of the purchase price, up to $15,000, as a 0% loan with no monthly payment. You repay it when you sell, refinance or pay off the first mortgage. It’s for first-time buyers, qualified veterans (with a COE or DD214), or buyers purchasing in a targeted area, and it has its own income and purchase price limits.
IHDAccess Forgivable, Deferred and Repayable
- Forgivable: 4% of the price, up to $6,000, forgiven monthly over 10 years. If you sell or refinance before then, a portion must be repaid.
- Deferred: 5% of the price, up to $7,500, as a 0% loan due when you sell, refinance or pay off the mortgage.
- Repayable: 10% of the price, up to $10,000, repaid monthly over 10 years at 0% interest. That payment counts in your debt-to-income ratio.
Tip: More help isn’t always cheaper. A forgivable grant costs nothing if you stay put, while deferred help is a debt you’ll settle when you sell. Ask your lender to compare the first-mortgage rate on each option, because the rate can differ between programs.
Who qualifies
- Credit score: 640 or higher on every loan type. Lenders use the middle of your three bureau scores.
- Debt-to-income ratio: 50% or less, counting your new housing payment and other monthly debts.
- Your contribution: at least $1,000 or 1% of the purchase price, whichever is greater.
- Income and price limits: set by county, with separate limits for targeted areas and for IHDAccess Home. Check IHDA’s current limits for your county; the limits in effect apply to reservations from July 1, 2026.
- First-time buyer rule: required only for IHDAccess Home (veterans and targeted-area buyers are exempt). The other programs accept repeat buyers.
- Homebuyer education: required before closing, online or in person.
- Primary residence: you must live in the home; vacation and investment properties aren’t eligible.
How to apply
- Check your budget with the home affordability calculator and your debt-to-income ratio.
- Pick an IHDA-approved lender from IHDA’s lender list and say you want an IHDA loan. There’s no separate application to IHDA; the lender handles it.
- Complete a pre-purchase homebuyer education course.
- Get preapproved, confirm which program has funds, and shop within your county’s purchase price limit.
- Compare Loan Estimates and closing costs; estimate yours with the closing cost calculator.
Budget note for Illinois buyers
Property taxes are a big part of the monthly payment in much of Illinois, and they vary widely by county and town. Before you make an offer, look up the home’s latest tax bill on the county treasurer’s or assessor’s site and use that figure in the mortgage calculator, rather than a rough estimate. IHDA’s former Mortgage Credit Certificate program has been suspended since June 2020, so don’t count on that tax credit.
Federal loan options that work with Illinois programs
IHDA’s help sits on top of standard loans: FHA (3.5% down), VA and USDA (0% down for eligible buyers) and conventional HFA loans with low down payments. Compare them in our first-time homebuyer programs guide and our FHA vs. conventional comparison.
First-time home buyer programs in other states
California Florida Georgia Michigan New York North Carolina Ohio Pennsylvania Texas
Compare FHA, VA, USDA and 3%-down loans nationwide →
Down Payment Assistance Finder: see which programs fit you and about how much →
Frequently asked questions
How much down payment assistance can I get in Illinois?
Through IHDA, from $6,000 to $15,000 depending on the program. IHDAccess Home pays the most, 6% of the price up to $15,000, and Opening Doors pays a flat $9,000.
What credit score do I need for an IHDA loan?
At least 640, regardless of loan type. Your debt-to-income ratio also has to be 50% or lower.
Do I have to be a first-time buyer?
Only for IHDAccess Home, and even then qualified veterans and buyers in targeted areas are exempt. Opening Doors and the Forgivable, Deferred and Repayable programs are open to repeat buyers.
Do I have to repay IHDA assistance?
It depends on the program. Opening Doors and Forgivable are forgiven if you keep the home for 5 or 10 years. Home and Deferred are due when you sell, refinance or pay off the mortgage. Repayable is paid back monthly over 10 years at 0%.
Sources: Illinois Housing Development Authority (Getting an IHDA Loan, IHDA FAQs, IHDA Mortgage Program Directory, Homebuyer Center, Program Income Limits and MCC pages). Program terms checked Nov. 11, 2026; terms, limits and fund availability change, so confirm with an IHDA-approved lender. This article is for educational purposes and isn’t financial advice.
Written by Chanchala
Founder & Lead Writer · B.Sc. Mathematics (Honors) · 9 years in banking & lending
Chanchala is the founder and lead writer of FinInfoBlog. She holds a B.Sc. in Mathematics (Honors) and has 9 years of experience in banking and lending. She writes plain-English guides on savings, CDs, loans, credit and personal finance for U.S. readers, and makes sure every example shows the math behind the money decision. How we research and fact-check.