Buy a home with just $500???

I never thought I’d be saying this… but it’s possible to buy a house in 2025 for less than $600 out of pocket!!! 😲🏠

In today’s article, I’m going over a very special and unique program that allows you to buy with 0% down — and under certain circumstances, come in with less than $600 for your total cash to close!

Before we get into how the program works and how you can benefit from these savings, it’s vital to understand a few basics: down payment, closing costs, cash to close, and seller credits.

When you buy a house, there’s something called a down payment — most of us are familiar with that. But here’s the thing: that’s just part of the money you’ll need to buy a home. It’s usually a percentage of the purchase price, with most programs requiring a minimum of 3% to 5% down. This portion must be paid by the homebuyer or a relative. That pretty much sums up the down payment.

Then we have closing costs, which are the fees associated with buying a home. These typically run about 3–4% of the home price. Unlike the down payment, closing costs can be paid by the seller. When the seller agrees to cover some or all of your closing costs, that’s called a seller credit. Now, seller credits aren’t always easy to negotiate — because they reduce the seller’s net proceeds — but with a great realtor and solid strategy, they’re very possible to get.

So, what’s cash to close? It’s the grand total of your down payment plus closing costs. When people talk about “buying with 0% down,” they might mean just no down payment, but they often overlook the rest. The real challenge — and the real win — is when someone buys with $0 cash to close.

Now let’s talk about this program. It’s designed for first responders or first-time homebuyers and allows you to buy with 0% down! It’s an FHA loan, so you’ll just need to meet the usual FHA requirements, purchase a 1–2 unit property, and you’re pretty much good to go.

Yes — the interest rate on this program is a little higher than the standard market rate, but you can always refinance in 6–7 months to get a better one! The beauty of this program is that it solves half the problem: it covers the down payment. Now, if the seller covers your closing costs — or even all of them — you’re walking in with $0 to close! And in this buyer’s market, that’s not just possible — it’s happening. 💥

Let me give you an example — my clients recently qualified for this exact program. They had enough income to still qualify even with the higher rate. They found a home that wasn’t getting much attention, and their realtor used that to negotiate all the seller credits. In the end, they only had to bring $500 to closing!

And that’s how you buy a home with under $500 out of pocket in 2025! 🔑🙌