In short
The Illinois Housing Development Authority (IHDA) offers four down payment assistance programs: Access Home (6% of the price, up to $15,000), Access Deferred (5%, up to $7,500), Access Repayable (10%, up to $10,000) and Access Forgivable (4%, up to $6,000). Chicago’s HomeGrown program gives grants of up to $70,000, according to the City’s Department of Housing.
IHDA Mortgage: the state programs
IHDA lends through approved lenders. There is no separate application to IHDA: you apply with a lender, and all lenders offer the same interest rate on the 30-year fixed first mortgage. The second loan for the down payment and closing costs carries 0% interest. The table below comes from IHDA’s program directory and fact sheets dated February 27, 2026.
| Program | Assistance | Maximum | How it works |
|---|---|---|---|
| Access Home | 6% of the price | $15,000 | Deferred second mortgage, 30-year term; due when you sell or refinance. First-time buyers only (exceptions below). |
| Access Forgivable | 4% of the price | $6,000 | Forgiven over 10 years; repayment only if you sell or refinance before then. First-time and repeat buyers. |
| Access Deferred | 5% of the price | $7,500 | Deferred, 30-year term; due when you sell or refinance. First-time and repeat buyers. |
| Access Repayable | 10% of the price | $10,000 | Repaid monthly over 10 years. First-time and repeat buyers. |
Source: IHDA Mortgage, Active Program Directory and All Program Fact Sheets (February 27, 2026).
IHDA’s lender page also names “Opening Doors” and “SmartBuy”. As of October 13, 2026, neither appears in the Active Program Directory on IHDAmortgage.org, so we do not give amounts for them. Ask a lender whether they are open.
Requirements common to all four
IHDA lists these for every program:
- A primary residence anywhere in Illinois. All Illinois counties are eligible.
- A credit score of 640 or higher (the middle of the three bureau scores).
- Income and purchase price within the limits for the county.
- A personal contribution of the greater of 1% of the price or $1,000.
- Pre-purchase homebuyer education, for every borrower, before closing.
- A first mortgage of a type IHDA accepts: FHA, VA, USDA, Fannie Mae HFA Preferred or Freddie Mac HFA Advantage.
For Access Home, a first-time buyer is someone who has not had an ownership interest in a principal residence in the last three years. A veteran with a COE or DD214 qualifies, and so does a repeat buyer purchasing in a federally targeted area. IHDA says most properties are not in targeted areas.
Limits for Cook County (reservations from July 1, 2026)
| Limit | Non-targeted area | Targeted area |
|---|---|---|
| Income, Forgivable / Deferred / Repayable (any household size) | $170,100 | $170,100 |
| Income, Access Home, household of 1-2 | $121,500 | $145,800 |
| Income, Access Home, household of 3 or more | $139,725 | $170,100 |
| Purchase price, Forgivable / Deferred / Repayable, one unit | $666,354 | $792,211 |
| Purchase price, same programs, two units | $825,145 | $986,289 |
| Purchase price, Access Home, one unit | $566,354 | $692,211 |
| Purchase price, Access Home, two units | $725,146 | $886,289 |
Source: IHDA Mortgage, Income and Purchase Price Limits, effective July 1, 2026. The targeted-area lookup is on ihdamortgage.org/limits.
IHDA says the lender must run its income calculator, which may differ from the income used for the loan approval. The limits change; confirm them with your lender before you sign a contract.
A worked example
Take a purchase at $341,200, the city of Chicago’s 2024 median home value (see home prices in Illinois). That is a benchmark, not a sale price. At this price each program hits its dollar cap:
- Access Home: 6% is $20,472, so assistance is capped at $15,000.
- Access Deferred: 5% is $17,060, so $7,500.
- Access Repayable: 10% is $34,120, so $10,000.
- Access Forgivable: 4% is $13,648, so $6,000.
The minimum personal contribution is 1%, or $3,412. Below a price of $250,000, Access Home’s 6% rule gives less than $15,000.
City of Chicago programs
The City’s Department of Housing lists these programs for buyers. Funding and rules change, so read the program page before you plan around a number.
HomeGrown Purchase Assistance. Grants for down payments and closing costs on homes in the city. The amount depends on household income as a share of area median income (AMI) and on the property’s zone.
| Household income | Zone A grant | Zone B grant |
|---|---|---|
| 80% of AMI or below | $70,000 | $50,000 |
| 81-90% | $60,000 | $40,000 |
| 91-100% | $50,000 | $30,000 |
| 101-120% | $40,000 | $20,000 |
| 121-150% | $10,000 | none listed |
Source: City of Chicago Department of Housing, HomeGrown Purchase Assistance.
The grant cannot exceed 25% of the purchase price. You must put in at least 1% of the price from personal funds, complete homebuyer education before closing, and have a signed contract before you apply. Applications go through one of two administrators named by the City, not to the Department directly. The City’s page has an address lookup for the zone.
TaxSmart. A Mortgage Credit Certificate: a federal income tax credit equal to 25% of the mortgage interest paid each year, capped at $2,000 a year. You must apply when you get the mortgage; after closing it is too late. The Series 2026 limits for the City’s program are below.
| Non-target area | Target area | |
|---|---|---|
| Income, 1-2 persons | $119,900 | $143,880 |
| Income, 3 or more persons | $137,885 | $167,860 |
| Price, one unit (existing and new) | $544,232 | $665,173 |
| Price, two units | $696,816 (existing only) | $851,665 |
| Price, three units | $842,238 (existing only) | $1,029,402 (existing only) |
| Price, four units | $1,046,782 (existing only) | $1,279,401 (existing only) |
Source: City of Chicago Department of Housing, TaxSmart, MCC Series 2026.
If you paid $12,000 in mortgage interest in a year, 25% would be $3,000, so the credit would be capped at $2,000.
Shared Equity Investment Program. Up to $60,000 per household, for households up to 120% of AMI who buy in a community land trust, a cooperative or a deed-restricted affordable unit, administered by The Resurrection Project.
The Department’s page also lists the Building Neighborhoods and Affordable Homes program, for newly built homes on City-owned lots, and housing counseling centers.
Cook County programs
Cook County’s Department of Planning and Development says its affordable housing funding is restricted to suburban Cook County, because of HUD guidelines, and that the City of Chicago has its own programs. The County lists a Down Payment Assistance Program for low- and moderate-income borrowers. The page gives no amounts or income limits, so check the page or call (312) 603-1000. The Cook County Land Bank Authority also accepts pre-qualification applications from people who want to buy its properties.
Where to go next
Frequently asked questions
How much down payment help does IHDA give?
IHDA’s Access Home gives 6% of the price, up to $15,000. Access Deferred gives 5%, up to $7,500; Access Repayable 10%, up to $10,000; Access Forgivable 4%, up to $6,000, according to IHDA’s program directory.
What credit score do I need for IHDA programs?
IHDA requires a middle credit score of 640 or higher. You also need a personal contribution of 1% of the price or $1,000, whichever is greater, and pre-purchase education.
What is the income limit in Cook County?
For reservations from July 1, 2026, the non-targeted limit is $170,100 for Access Forgivable, Deferred and Repayable, and $121,500 (household of 1-2) or $139,725 (3 or more) for Access Home. Targeted areas have higher limits.
Can I get help if I am not a first-time buyer?
Yes, for three IHDA programs: Forgivable, Deferred and Repayable accept first-time and repeat buyers. Access Home is for first-time buyers, veterans, or repeat buyers in a targeted area.
Does Cook County help buyers inside Chicago?
The County says its affordable housing funding is limited to suburban Cook County. Chicago buyers should look at the City’s programs and at IHDA, which covers every Illinois county.
Compare with the other states: First-time home buyer programs by state.
More Illinois guides
- Closing costs in Illinois and Chicago: what buyers and sellers pay
- Illinois and Chicago real estate transfer tax: rates, who pays
- How Cook County and Chicago property tax works
- Seller disclosure in Illinois: the form, radon and lead rules
- Do you need a real estate attorney to close in Illinois?
- Foreclosure process in Illinois: timeline and redemption
- Home prices in Illinois and Chicago: median value and trend
- How to verify a real estate license in Illinois (5 trades)
Sources
- Homebuyer Center and Active Program Directory (IHDA Mortgage) (consulted October 13, 2026)
- Program Income Limits, effective July 1, 2026 (IHDA Mortgage) (consulted October 13, 2026)
- Combined Income Limit Sheet, effective 7-1-2026 (IHDA Mortgage Document Library) (consulted October 13, 2026)
- All Program Fact Sheets, February 27, 2026 (IHDA Mortgage Document Library) (consulted October 13, 2026)
- Lending Programs (Illinois Housing Development Authority) (consulted October 13, 2026)
- For Homebuyers (City of Chicago Department of Housing) (consulted October 13, 2026)
- HomeGrown Purchase Assistance (City of Chicago Department of Housing) (consulted October 13, 2026)
- TaxSmart (City of Chicago Department of Housing) (consulted October 13, 2026)
- Shared Equity Investment Program (City of Chicago Department of Housing) (consulted October 13, 2026)
- Planning and Development: Affordable Housing (Cook County) (consulted October 13, 2026)
- Buy Land Bank Property (Cook County) (consulted October 13, 2026)