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Opener — then stop talkingQuick one — do you have any buyers who could make the payment but don't have the down payment? I just want to make sure you know about this, because I think most agents in town are still working off the SC Housing rules. We have down payment assistance with no income limits at all. None. 600 score, doesn't have to be a first-time buyer, no homebuyer class, and zero dollars of their own money into the down payment. So the buyer you lost six months ago because they made too much to qualify for help — that's a buyer again. Who comes to mind?
When they name someoneSend me their name and I'll do a TBD pre-approval so you know exactly what they can buy before you put them in the car.
"I've got one who was declined — self-employed / cash income / ITIN"That's a different program and we have it too. Don't write that one off — send it to me and let me look at it.
"Why are you calling me?"Honestly? You've got a few listings that have been sitting, and the fastest way to move one is a buyer who couldn't get to the table last month. That's what this does.
"What about closing costs?"That's where your seller comes in. FHA lets the seller pay up to 6% toward the buyer's costs. On a listing that's been sitting, a concession is a lot cheaper than another price cut, and the assistance covers the down payment.
"What's the catch? Is it a second loan?"It's a second lien, yes. The 3.5% version is 0%, no monthly payment, and it's forgiven after 36 on-time payments on the first mortgage. There's also a 5% version that's repaid over 10 years. I'll match the buyer to the right one.
"What kind of loan / house?"FHA 30-year fixed, purchase only, the buyer has to live in it. One- or two-unit homes.
"My buyer has a Section 8 voucher"Not on this one. Arrive Home doesn't take vouchers. Send them anyway and I'll tell you what does work.
"Can my seller buy the rate down too?"On the right buyer, yes. With a 640 score or better, the seller can pay for a 2-1 buydown on top of the assistance. It comes out of the same concession money, so we'd plan it together.
Under 640: Arrive Home. It's the only one that takes the file.
640+: look at Click n' Close first. Forgiveness is easier, and the seller can buy the rate down on top of it. Price both on the same scenario before you pick.
| Arrive Home™ | Click n' Close SmartBuy | |
|---|---|---|
| Min score | 600 | 640 forgivable · 660 repayable (blended 660/670 for two borrowers) |
| Income limits | None (pricing hit over 160% AMI) | None (USDA limits on USDA) |
| Forgivable | 3.5% · forgiven after 36 consecutive on-time payments | 3.5% · forgiven unless a 90-day late in the first 36 (or 60) payments · 3-yr or 5-yr |
| Repayable | 3.5% or 5% · 10-yr payoff at first rate + 2% | 3.5% or 5% · 9.99%, 30-yr amortization, 10-yr balloon |
| Closing costs | Seller concessions | Has a repayable option that can be used for closing costs and prepaids |
| Rate buydown | Not allowed | 2-1 temp or permanent allowed (0.50% fee + pricing adj.) |
| First loan | FHA 30-yr fixed | FHA, USDA, HUD-184, 203(k) Limited · 5/1 ARM on 5-yr |
| Property | 1–2 units | 1–2 units, condos, PUDs, double-wide |
| Manual UW | Allowed (12-mo VOR, payment shock 225% or less under 620) | Forgivable only |
| Watch | No Section 8 vouchers · SC min $5,000 | $500 admin fee · min 90% LTV · no foreclosures |
Sources: aspire-builder-kit/dpa/DPA-Product-Matrix-v4.7-2026.pdf · aspire-builder-kit/clicknclose-dpa/ClicknClose-DPA-Program-Matrix-2026-10-01.pdf (Jason Goodman, 10/1). First-mortgage rates not compared yet.
Outcomes and notes save here and to the agent's contact in your GoHighLevel (tag dpa-call-oct26).
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