In short
The Mississippi Home Corporation (MHC), the state’s housing finance agency, offers down payment help of $7,000 (Smart7), $8,000 (Easy8) or $10,000 (Trusty10) as a second mortgage, and up to $25,000 through Home4All. In Hinds County, the 2026 MRB income limit for one or two people is $91,400 to $109,680, depending on the area. The City of Jackson says it does not run housing programs itself.
MHC programs at a glance
MHC does not lend directly: you apply through a participating lender, who checks your income, credit and first-time status. MHC says all its products require a pre-purchase homebuyer education class, and that the lender needs proof of it before going further.
| Program | Help offered | Key conditions |
|---|---|---|
| Smart7 | $7,000 second mortgage at 0% interest, due on sale, payoff or refinance | Income up to $137,870; price up to $413,610; no first-time requirement |
| Easy8 | $8,000 second mortgage at 0% interest, due on sale, refinance, non-owner occupancy or maturity | MRB income limits; price up to $382,590 (target areas) or $316,373 (non-target areas); first-time rule applies |
| Trusty10 | $10,000 second mortgage at 2% interest, payable over 15 years | Same limits as Easy8 |
| JustRate | A lower mortgage-bond interest rate, no down payment help | Same limits as Easy8 |
| Home4All | Up to $25,000 of homebuyer assistance, capped at 50% of the price | Income below 80% of area median; no home owned in the past 3 years; eligible area; US citizen |
| Housing Assistance for Teachers (HAT) | Grant of up to $6,000 | Certified teacher in a critical-shortage district; 3-year work commitment |
Sources: MHC program pages, read October 13, 2026. MRB means Mortgage Revenue Bond.
MHC’s mortgage products are 30-year fixed-rate loans (HAT allows 25 or 30 years). MHC says they can be FHA, VA, USDA Rural Development, or Fannie Mae and Freddie Mac conventional loans, and the home must be your primary residence. For how these loans work, see our guides to FHA loans and VA loans.
Who counts as a first-time buyer. For Easy8, Trusty10 and JustRate, you must not have owned a principal residence in the last 3 years. Target areas and veterans are exempt. Smart7 has no first-time requirement.
Limits that apply in Hinds County
MHC sets limits county by county. This page uses Hinds County, the county of our Jackson page; MHC lists neighboring Madison and Rankin counties separately, with their own limits. MHC’s income table lists Hinds as a county with both target and non-target areas (“NT/T”), so your lender must tell you which one your address falls in.
| Limit, Hinds County | Non-target / target (1 to 2 people) | Non-target / target (3 or more) |
|---|---|---|
| MRB income limit (Easy8, Trusty10, JustRate) | $91,400 / $109,680 | $105,110 / $127,960 |
| Home4All limit, Hinds County | Amount |
|---|---|
| Maximum income, 1 / 2 / 3 / 4 people | $51,200 / $58,500 / $65,800 / $73,100 |
| Maximum price, existing home | $223,000 |
| Maximum price, new home | $298,000 |
Sources: MHC “Income Limits”, “Home4All Income Limits” and “Home4All Acquisition Limits”, read October 13, 2026. The pages show no effective date.
The 2024 Census median value of a home in the city of Jackson is $110,200 (see Mississippi home prices), far under every price limit above. That median is an owner’s estimate, not a sale price.
MHC posts its rates on its website and says they change with market volatility. On October 13, 2026, they were:
| Program | Government loan | Conventional loan |
|---|---|---|
| JustRate | 5.89% | 6.09% |
| Home4All | 5.89% | 6.09% |
| Trusty10 | 6.39% | 6.59% |
| Easy8 | 6.49% | 6.69% |
| Smart7 | 6.94% | 7.14% |
Rates differ by program, so compare the total cost with a standard loan.
An illustrative example
On a $110,200 purchase, $7,000 from Smart7 equals 6.4% of the price and $10,000 from Trusty10 equals 9.1%. This shows scale, not a quote: your lender confirms your rate, your eligibility and the amount.
Help for teachers
The HAT grant covers up to $6,000 of the cash needed to close, including the down payment, closing costs and prepaid items. The buyer must put in at least 1% of the price from their own funds. The grant is forgiven if you teach at least three years in a critical-shortage district. MHC’s eligible-district list includes Jackson Public School District and other Hinds County districts. The rates page showed $130,000 of HAT funds available on October 13, 2026.
Trusty10 also has a “Plus 2” version with an extra $2,000 through a REALTORS partnership. The same page showed $0 of those funds available on October 13, 2026.
Help from the City of Jackson and Hinds County
The City of Jackson’s housing page lists no down payment program. It states that the City “does not maintain eligibility authority or administer housing programs managed by external agencies” and tells residents to contact the agency that runs a program. We found no Hinds County down payment program on a page we could read, so ask your lender and a HUD-approved housing counselor.
How to apply
- Pick a participating lender from MHC’s list.
- Take a homebuyer education class. MHC lists HUD-approved counseling agencies and online courses.
- Ask the lender whether your address is in a target area, and which income limit applies.
- Find a home within the price limit; the lender needs a sales contract before reserving MHC funds.
- Compare the total cost with a standard loan. Our guides on closing costs and private mortgage insurance explain the other costs.
See also closing costs in Mississippi and our page on buying a home in Jackson.
Frequently asked questions
What down payment help does Mississippi offer?
MHC offers $7,000 (Smart7), $8,000 (Easy8) or $10,000 (Trusty10) as a second mortgage, and up to $25,000 through Home4All for lower-income households.
What is the income limit in Hinds County?
For Easy8, Trusty10 and JustRate, the posted limit is $91,400 (non-target) or $109,680 (target) for one or two people, and $105,110 or $127,960 for three or more. Home4All limits are lower, from $51,200 for one person to $73,100 for four.
Do I have to be a first-time buyer?
Not for Smart7. For Easy8, Trusty10, JustRate and Home4All, you must not have owned a principal residence in the past 3 years, though target areas and veterans are exempt from the rule for Easy8, Trusty10 and JustRate.
Is homebuyer education required?
Yes. MHC states that all its products require a pre-purchase homebuyer education class, and your lender needs proof.
Does the City of Jackson offer down payment help?
Its housing page lists none and says it does not administer programs run by external agencies. MHC programs are available in Hinds County through participating lenders.
Compare with the other states: First-time home buyer programs by state.
More Mississippi guides
- Closing costs in Mississippi: what buyers and sellers pay
- Mississippi transfer tax: none found, plus recording fees
- How Mississippi property tax works and the homestead credit
- Seller disclosure in Mississippi: the property condition form
- Do you need a real estate attorney to close in Mississippi?
- Foreclosure process in Mississippi: steps, notice, timeline
- Home prices in Mississippi and Jackson: median value and trend
- How to verify a real estate license in Mississippi
- Natural hazards and home insurance in Mississippi
Sources
- MHC Programs (Mississippi Home Corporation) (consulted October 13, 2026)
- Income Limits (Mississippi Home Corporation) (consulted October 13, 2026)
- Smart7 (Mississippi Home Corporation) (consulted October 13, 2026)
- Easy8 (Mississippi Home Corporation) (consulted October 13, 2026)
- Trusty10 (Mississippi Home Corporation) (consulted October 13, 2026)
- JustRate (Mississippi Home Corporation) (consulted October 13, 2026)
- Home4All (Mississippi Home Corporation) (consulted October 13, 2026)
- Home4All Income Limits (Mississippi Home Corporation) (consulted October 13, 2026)
- Home4All Acquisition Limits (Mississippi Home Corporation) (consulted October 13, 2026)
- Housing Assistance for Teachers (Mississippi Home Corporation) (consulted October 13, 2026)
- Today's Rates (Mississippi Home Corporation) (consulted October 13, 2026)
- Helping Homebuyers (Mississippi Home Corporation) (consulted October 13, 2026)
- Home Buyer Education Resources (Mississippi Home Corporation) (consulted October 13, 2026)
- Housing Assistance (City of Jackson) (consulted October 13, 2026)
- Table B25077, Median Value (Dollars), ACS 1-Year Estimates 2024 (U.S. Census Bureau) (consulted October 13, 2026)