Many borrowers want to know what down payment help West Virginia offers. They are concerned that an income limit may affect their West Virginia home loan review. This guide explains what lenders may look for so you can move forward with confidence.
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What Down Payment Help Does West Virginia Offer?
SHORT ANSWER
West Virginia offers up to $12,000 toward your down payment and closing costs through the Low Down Home Loan. The Low Down Home Loan is a 15-year second mortgage at 2% interest, not a grant. You have to pair that assistance with a state Homeownership or Movin’ Up first mortgage. Smart Loan Savings Educational Content
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| West Virginia Assistance Factor | Program Rule |
|---|---|
| West Virginia assistance maximum | $12,000 |
| What West Virginia assistance is | A 15-year second mortgage |
| Interest rate on West Virginia assistance | 2%, fixed |
| Loan-to-value needed for the full amount | 80% or above |
| First mortgages West Virginia assistance pairs with | Homeownership or Movin’ Up |
| Assistance with an outside lender’s first mortgage | Not available |
| First-time buyer rule on Movin’ Up | None |
| Movin’ Up statewide income limit | $171,120, any household size |
| Movin’ Up statewide sales price limit | $350,000 |
| Lot size limit on the Homeownership Program | 5 acres |
| Lot size limit on Movin’ Up | None |
| West Virginia assistance in a refinance | Has to be paid off |
| Who services a West Virginia Fund loan | The Fund, in Charleston |
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| West Virginia Down Payment Assistance Deep Dive | Underwriting Impact on Your West Virginia Home Loan Profile |
|---|---|
| Twelve Thousand Dollars, and It Is a Loan | West Virginia’s down payment help is called the Low Down Home Loan. It offers up to $12,000 toward your down payment and closing costs when your loan-to-value ratio sits at 80% or above. It is a 15-year fixed-rate second mortgage at 2% interest. There is no grant and no forgiveness track, so you repay every dollar. A smaller down payment raises your loan-to-value ratio, which is what unlocks the full amount. The West Virginia Mortgage Guide covers the other local factors that shape a home loan file in the state. |
| You Cannot Bring Your Own Lender | The assistance only exists alongside a Fund first mortgage. 2 programs qualify. The Homeownership Program targets lower-income first-time buyers and generally carries the Fund’s lowest rates. Movin’ Up serves moderate-income buyers and has no first-time buyer requirement at all, which makes it unusual among state programs. If your first mortgage comes from an outside lender, the Low Down Home Loan is not available to you. That is a decision you make at application, not later. |
| The Acreage Rule Nobody Mentions | The 2 programs treat land differently. That difference decides which one fits a rural buyer. The Homeownership Program only applies to homes on lots of 5 acres or less. Movin’ Up has no acreage limit at all. In a state where a house often comes with real acreage, that single rule can push a buyer from the lower-rate program into the other one. Rural land carries its own coverage question, and West Virginia Mine Subsidence Insurance Rules covers what your policy does and does not include. |
| One Income Limit for the Whole State | Movin’ Up now uses a single statewide income limit of $171,120, regardless of household size, and a statewide sales price limit of $350,000. Those replaced county-by-county limits, so where you buy no longer changes your ceiling on that program. The Homeownership Program still uses limits that vary by county and by household size. DPA income limits are the first thing to check, because they decide which program is open to you before anything else does. |
| What Happens When You Refinance | Here is the rule that catches people years later. If you still owe on the Low Down Home Loan and you refinance your first mortgage, the second has to be paid off as part of that refinance. The Fund will not subordinate it. So a refinance that looks like a rate improvement has to absorb the remaining balance of your assistance loan. West Virginia Transfer Tax Rules for Home Buyers covers what else a transfer costs at the courthouse. |
| Where Your Payment Actually Goes | Many lenders sell your loan to another company after closing, and your payments go somewhere new. The Fund keeps its loans and services them from its office in Charleston. So the people who answer the phone about your payment work for the same agency that made the loan. The Fund also runs a Residential Septic Loan Program with the state environmental agency, for homeowners repairing or replacing a failing septic system. West Virginia Homestead Exemption Rules for Buyers covers a separate program worth checking once you own. |
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| What Lenders Check | How West Virginia Assistance Affects Your Loan File |
|---|---|
| Your Loan-to-Value Ratio | The full $12,000 requires a loan-to-value ratio at or above 80%. A larger down payment lowers that ratio and can reduce the assistance you qualify for. |
| Household Income Against the Limit | Movin’ Up uses one statewide income limit. The Homeownership Program uses limits that vary by county and household size, so the same income can qualify for one program and not the other. |
| The Second Payment in Your Ratios | The Low Down Home Loan carries its own monthly payment for 15 years. That payment counts alongside your other monthly bills when the lender sizes your first mortgage. |
| The Lot the Home Sits On | The Homeownership Program caps lot size at 5 acres. A rural property above that moves the file to Movin’ Up, which carries different income and price limits. |
| Which Lender You Use | Assistance is available only with a Fund first mortgage through a partner lender. A first mortgage from an outside lender rules out the Low Down Home Loan entirely. |
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| Main Loan Types | Primary Income & Target Qualification Fit |
|---|---|
| Conventional Loans | Standard W-2 income with strong credit profiles. |
| FHA Loans | Flexible down payments and lower credit score requirements. |
| VA Loans | Exclusive 100% financing for military veterans and families. |
| Jumbo Mortgages | High-balance luxury financing exceeding standard loan limits. |
| DSCR Loans | Real estate investor solutions qualifying purely on property cash flow. |
| HELOC Options | Borrowers leveraging existing home equity for flexible cash lines. |
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| People Also Ask | Why These Questions Matter |
|---|---|
| How much down payment help can a West Virginia buyer get? | West Virginia’s Low Down Home Loan offers up to $12,000 toward down payment and closing costs when the loan-to-value ratio is at or above 80%. The loan is a 15-year fixed-rate second mortgage at 2% interest, repaid in full rather than forgiven. |
| What is the income limit for West Virginia’s Movin’ Up program? | Movin’ Up uses a single statewide income limit of $171,120 regardless of household size, alongside a statewide sales price limit of $350,000. Those 2 statewide limits replaced county-based ones, and the Homeownership Program continues to use limits that vary by county and household size. |
| Can you refinance with a West Virginia assistance loan outstanding? | An outstanding Low Down Home Loan has to be paid off when you refinance your first mortgage, because the Fund will not let its loan move into second position behind a new first mortgage. Your refinance has to cover that remaining balance. |
| Explore Our Learning Center | What You’ll Find Inside |
|---|---|
| Mortgage Basics Guide | Simple explanations of core terms like principal, interest, escrow, and PMI |
| Income and Employment Requirements | How income, self-employment, bonuses, and job gaps affect your approval |
| Credit & Approval | Credit score requirements, how to improve your score, and how lenders approve a file |
| Homebuying Tips | Preparing for a mortgage, choosing the right program, and avoiding common mistakes |
| Loan Comparisons | Side-by-side comparisons to help you see which loan program actually fits |
| Refinance Guides | Rate-and-term, cash-out, and streamline refinance options explained plainly |
| Loan Program Guides | In-depth guides to Conventional, FHA, VA, USDA, Jumbo, and more |
| State-Specific Mortgage Info | Local rules, programs, and agencies for your specific state |
| Sources Used on This Page |
| West Virginia Housing Development Fund — Low Down Home Loan page covering the $12,000 maximum, the 15-year fixed 2% terms, the 80% loan-to-value threshold, the Fund first mortgage requirement, and the refinance payoff rule | Programs page covering the Homeownership Program, Movin’ Up, the Residential Septic Loan Program, and in-house loan servicing | Movin’ Up program announcement covering the statewide income and sales price limits and manufactured home eligibility | Program guide covering the 5-acre limit on the Homeownership Program and the absence of an acreage limit on Movin’ Up |
| Last Verified July 2026 |
| The Fund changed the Movin’ Up income and sales price limits in January 2026, replacing county-based limits with statewide ones. Interest rates and assistance amounts are set by the Fund and can change at any time. Homeownership Program limits still vary by county and household size. |
| Disclaimer |
| The West Virginia Housing Development Fund sets program terms, income limits, sales price limits, and assistance amounts, and these are subject to change. Program availability depends on funding. Individual lender rules may apply and vary by program. This page is provided for educational purposes only. Smart Loan Savings Educational Content |