• State Bond Money (OHFA)
  
  OHFA offers down payment assistance home loan programs available for all 77 counties in Oklahoma - The OHFA- "Oklahoma Housing Finance Agency" has two home loan programs called the "OHFA Gold Program (must be first time buyer) and OHFA Dream Program (no first time buyer requirement)" or in simple words "State Bond Money".
  
  This Home loan program offers State Bond Money, a gift provided by the Oklahoma Bond Authority to assist qualified individuals and families with their down payment so you can achieve the American Dream of Affordable Home Ownership. - (www.ohfa.org)
  
  "State Bond Money" loans are 30 year fixed rate home loans with 3.5% down payment assistance. Oklahoma bond sets the interest rate not the lender
  
  Down Payment Assistance: Equal to 3.5% of the sales price. Can be used on both new and existing homes. Seller can additionally assist up to 6% of the sales price in buyer closing costs (except conventional, only 3% allowed).
  Home Types Allowed: Single Family, or condo, must be owner occupied within 60 days of closing.
  
  Loan types: FHA, VA, RD and HUD 184, and Conventional. The Seller can only pay up to 3% in buyer assisted costs on Conventional. 680 or higher score required on Conventional. Conventional loans can get a dream bond gift of 5% down payment assistance with a higher interest rate, however the mortgage insurance is said to be lower than the FHA government mortgage of 3.5% down assistance. May be good to ask your lender to show the comparison.
  
  Property eligibility--entire state of Oklahoma, No manufactured Homes or HUD Homes. Some Fannie Mae Homes Accepted.
  
  Credit Requirements: Maximum of 45% DTI allowed. Buyer must have a minimum of 640 FICO credit score ( this will be the middle score of the three credit reporting agencies that pull up..for example you if have a 680, 640 and 600 credit score, they will take the middle score of 640) ( If two scores are pulled it will be the lower of the two)
  
  No FICO Credit Scores are allowed on manually underwritten files but the buyer will only be allowed a maximum of a 36% DTI ( Debt to Income Ratio) vs. 45% DTI and must show 2 months of payments in Reserves.
  
  There are two types of Programs offered:
  
  The First Program is called the GOLD program. You must be a first time buyer, with some locations waived. The maximum purchase price statewide as of 2022 is $310,600 Statewide for the GOLD Program (Applies to both Government and Conventional) (Teachers, First Responders and State Employees may qualify for a special interest rate). Income limits will vary depending on county and household size.
  
  The Second Program is called the DREAM Program, which has two programs within this Dream Program (you do not have to be a first time home buyer)The 1st DREAM program is called the DREAM FREDDIE CONVENTIONAL, Maximum Purchase Price is $453,100 Statewide. THE 2nd DREAM Program is called the DREAM Government Program and has a maximum purchase price of $356,362. State-wide maximum income is $150,000 on this DREAM Government program.
  
  Income Limits: Vary per county on these programs and fixed for other programs, so it is recommended to visit the OHFA website to check your income elgibility Click Here to check this amount.
  
  
  To summarize, income must come from first time home buyers or those that have not owned a home in last 3 years for the Oklahoma GOLD Program (be prepared to provide the last three years tax returns to show this). For the DREAM Program you do not have to be a first time buyer.
  
  Be aware there could be a potential recapture tax if you sell within a certain amount of time after getting this type of down payment assistance loan. Be sure to ask the Lender what that tax may be if you plan to sell within the first 5 years and which program this recapture tax applies to.
  
  For more information on how to get preapproved and for guidance on what lender participates in these programs,
  Contact Realtor Agent Gilda Smith, to guide and educate you through this homebuying process or visit the OHFA website for more information. Gilda will guide you through this process of getting preapproved, search and contract on a home of your dreams and guide you through all the hoops to the closing table. At this time is when you will get the deed and keys to your dream home!
  
  Contact Local Realtor®, Gilda Krantz-Smith or call/text 918-808-0224. She will make time for you, to answer any questions you may have or help you get started.
  
  Gilda is a full time, dedicated, and professional Realtor/Agent that has over two decades of hands on experience helping homebuyers achieve their American Dream.
  Check out her Past Client Reviews
  
  The Oklahoma Housing Finance Agency (OHFA) was created in 1975 as a non-profit, tax-exempt entity when Governor David Boren approved the agency's first trust indenture. Visit OHFA Website for more information.
  
  
• USDA RD Home Loans or Rural Development Housing Program [RD - (Section 502) Loans]
  
  Offered by the United States Dept.of Agriculture
  
  This is a loan program designed for low to moderate income households to purchase a home in rural elgible areas outside of Tulsa, Ok, like Kiefer, Mounds, Verdigris, Inola, parts of Coweta, Wagoner, Oologah, Collinsville, Skiatook, Sperry etc.
  
  Benefits:
  
  NO down payment required
  
  Up to 6% of the sales price in Closing costs can be negotiated with the seller ( not common in this competitive market) or possibly financed into the loan as long as the home appraises.
  
  You can at times buy a home for less than most costs to rent when you factor in 1st and last month rent and 1 month rent deposits.
  
  Credit score of 640 or above is required and it's possible one can finance some of the closing costs in the loan.
  
  2023 Modrate Income - Guraranteed Loan Income qualifying guidelines for Tulsa County Areas- Total household adjusted income in most rural areas outside of Tulsa, Ok to be $110,650 or less (up to a 4 person household) and $146,050 (for 5+ household members)
  
  Your home must be in an RD approved elgible area.
  
  This home loan is for qualifying rural areas outside of The City of Tulsa, like Skiatook, Sperry, Collinsville, Oologah, Verdigris, Kiefer, parts of Coweta, Oklahoma etc.
  
  For other Oklahoma counties refer to the RD website
  or give me a call to check for you, 918-808-0224 or email Gilda's email
  
  (Note: If you are buying in the City you will need to consider going VA, State Bond or Tulsa County Bond etc.)
  
  Other Features of the RD Loan:
  
  *No Cash Reserve Requirements
  
  *102% of Appraised Value is allowed to Cover Closing Costs as long as the home appraises.
  
  *No Cap on mortgage amount other than the Appraisal (plus USDA-RD Fee)
  
  *6% of the sales price Seller Concessions Allowed to cover closings costs
  
  *Gifts allowed and DO NOT NEED to come from relative
  
  *30 year fixed rate loan
  
  *All Closing Costs can be included in the loan as long as the property appraises
  
  *Try USDA-RD BEFORE FHA because requires NO DOWN PAYMENT, whereas FHA requires 3.5% Down or 2.25% down on FHA 184 ( Native American )
  
  *USDA-RD has lower mortgage insurance than FHA, thus lower payments than regular FHA loans
  
  *Standard Site Built Homes are Allowed. No Manufactured Homes, unless its newer and permanently installed. No forclosure, No Modular, and No Log Homes.
  
  *First Time Home Buyers are elgible or those that just sold a home and are purchasing again. This loan cannot be used for a second home or home with income producing structures
  
  *Minimum credit score of 640 needed.
  
  *FHA Guidelines are used for credit approval
  
  *Interest rate based on FHA rates, not preset like the bond loans
  
  *No Declining Markets, all available at 100% LTV
  
  *To check if your homes address is eligible Click here to visit website.
  Once in the website click on Programs and Services and then on Single Family Housing Programs.
  
  One can also check their income elgibility by County and State by visiting their webside at usda.gov.
  
  For more information or assistance on how to get preapproved and reserve your portion of this great loan product to find your dream home and start building your wealth,
  
  Please Call or Text Local Realtor-Agent, Gilda Smith with Chinowth & Cohen Realtors
  
  918-808-0224 or email Gilda's Email
  Proven Results: Check out Gilda's 50+ Client Reviews
  
  
  
• 80/20 TTCU No PMI Conventional Loan (100% Financing);
  This 80/20, 100% no down payment Conventional loan product does not require PMI in the payment. This home loan is set up as 2 loans, one at 80% LTV on a 30 year fixed rate and the other loan for 20% LTV on a 15 year fixed rate.
  
  To qualify a buyer must have a median credit score of 680 or higher, and can show that after closing one would have the equivalent of 3 months of payments in a savings somewhere such as in a 401K, Savings account, CD etc.
  
  The beauty of this loan is that there is No Mortgage Insurance in your payment so you can build up equity in your home faster. Seller can assist with up to 3% in closing costs; 43% maximum Debt to Income Ratio Permitted. Maximum Income limits do not apply and you don't need to be a first time buyer.
  
  No Manufactured Homes and Forclosure As Is type Homes Allowed on this type of financing.
  
  This is a wonderful loan product for any buyer that has worked hard maintaining a higher credit score and thus can benefit from not having private mortgage insurance added in to your house payment. One can also make it a goal to pay the 20% second mortgage off in the future without having to refinance the first mortgage and it's low interest rate.
  
  There is also an 80/15 loan product available with 5% down payment, no PMI (Private Mortgage Insurance) in your payment; And there is an 80/10 Conventional Loan product also available with 10% down down and no pmi in your payment.
  
  For more details on how to get qualified for one of these home loans:
  Contact Gilda, Call/Text 918-808-0224
  
  
  
• Veteran Loans (VA)
  This 100% no down payment loan is for anyone who has served, or is now serving in our Military. There is No Mortgage Insurance in your payment. Your funding fee may be waived if you have a documented disability. If you can get the seller to pay your up to 4% in closing costs you can move in for very little! Income limits do not apply and you do not have to be a first time buyer.This is a wonderful loan that all our military heros should take advantage of. You Earned It!!
  
  For more details on how to get pre-approved Contact Local Realtor® Gilda or call/text 918-808-0224
  
  

"I know this was a lot of information to digest so feel free to contact me or
Call/Text my direct cell line - 918-808-0224 and let's discuss which home loan is best for you."

Gilda Smith

My passion is Real Estate and providing Excellence in Service. For over 2 decades I have been helping buyers find their piece of the American Dream! I will personally assist you from day ONE all the way to the closing with no cost to you for my services (Your referrals are a special compliment).

How do I get paid? I get paid from my broker only after your home closes. All my expenses are my expenses since I am a independent contractor licensed with my broker. My broker gets paid after the closing from the Real Estate Company's pre-negotiated MLS fee indicated in our MLS (Realtor Multiple Listing Service database).

Should you want to buy outside of the GreaterTulsa, Oklahoma service area, I can still help by referring you to one of my pre-screened partners outside of my service areas."


Call/Text 918-808-0224 or E-mail Gilda Krantz-Smith

Your "Go To Realtor" for Tulsa Oklahoma and Surrounding Areas Real Estate

Get started finding your Dream home or Investment, be it New Construction or Resale. Interest Rates are are still low, but slowly increasing. Buying a home today is affordable and best of all it will be "YOURS" to build your Wealth in home equity. House prices are going up every year.

What if your score is not 640 or above? No worries! Helpful tips can be provided to help get your credit score raised to 640 or above. Call or text anytime 918-808-0224

918-808-0224

Gilda@GreaterTulsa.com ** Email Form


Click here for More Interesting Oklahoma Home Financing Updates

Search here for Current Realtor MLS Homes For Sale

Read Gilda's Past Buyer Client Testimonials (40+ Reviews)

Gilda's Professional Profile



Gilda Krantz-Smith

Realtor®/Consultant
Chinowth & Cohen Realtors®

Take advantage of your buying power.
Start building your future wealth now!

Contact Gilda
Call/Text: 918-808-0224

Search here for up to date Current Homes For Sale