New Jersey first-time home buyer programs
New Jersey Housing and Mortgage Finance Agency list 2 programs that help buyers in New Jersey with the down payment or closing costs. Amounts and terms are shown as the agency publishes them.
- Programs from the agency
- 2
- Biggest amount listed
- $22,000
- First-time buyers only
- Every program
- Income caps
- Set per program
Down payment assistance programs in New Jersey
| Program | Amount | Grant or loan | Income limit | First-time buyers only |
|---|---|---|---|---|
| Smart Start Program (Down Payment Assistance (DPA) Program) | Up to $22,000 | Forgivable loan: Forgiven after 5 years if you keep living there and don't refinance. | Varies by area and family size, with higher limits in Urban Target Areas. Agency income chart | Yes |
| Smart Start Plus First-Generation Program. Only for first-generation homebuyers (all borrowers must sign an affidavit of first-generation eligibility). | Up to $22,000 | Forgivable loan: Forgiven after 5 years if you live there and don't move or refinance. | Varies by area and family size, with higher limits in Urban Target Areas. Agency income chart | Yes |
Usually, "first-time buyers only" means you haven't owned a home during the past three years, though every program sets a rule of its own. The name of each program links to a New Jersey Housing and Mortgage Finance Agency page that says whether applications are open right now. Compare down payment assistance programs across all states, or ask a lender that works with New Jersey's programs.
How do you repay New Jersey's programs?
- Forgivable loan: keep the home and its first mortgage for the set years, and this second loan is written off.
How does your income compare with New Jersey's caps?
Every program has its own income cap, which the table shows, and the exact chart is on that program's agency page. Use the HUD income limits lookup (FY2026) to find the figure for your county and household size. If a program relies on its own county chart or Freddie Mac's, the result can differ from HUD's number, and the agency's chart decides.
| HUD area | Median family income | HUD low-income limit |
|---|---|---|
| Newark | $138,400 | $106,800 |
| Philadelphia-Camden-Wilmington | $122,700 | $98,150 |
| Middlesex-Somerset-Hunterdon | $154,800 | $114,600 |
| Monmouth-Ocean | $140,600 | $108,550 |
| Bergen-Passaic | $139,100 | $108,400 |
HUD uses about 80% of the median as a starting point. Its own caps can hold that number down, including a yearly cap on increases, so the low-income limit is under 80% in a few areas.
Talk to a lender that works with New Jersey programs
These programs are paid out through the agency's approved lenders, so the lender is your next step. Tell us where you're buying and a lender that works with New Jersey's programs can explain which ones fit you.
Rather not call? Send your details and the lender will reach you.
Are you buying near a state border?
Delaware, New York, Pennsylvania or programs for all 50 states plus DC.