Mortgages for first responders: Police, fire, and EMTs

Homebuying for those who serve

Police officers, firefighters, EMTs, and other first responders put themselves on the line for their communities. For buying a home, there are some programs designed to help - though they're not as universal as you might hope.

Here's what's actually available and what will help you most.

Good Neighbor Next Door (HUD)

The most significant program specifically for first responders is HUD's Good Neighbor Next Door. It offers a 50% discount on HUD-owned homes in revitalization areas.

Eligible occupations include:

• Law enforcement officers
• Firefighters
• Emergency medical technicians
• Teachers (pre-K through 12)

The program requires you to live in the home as your primary residence for at least 3 years. Available homes are listed weekly, and it's a lottery system when multiple people apply.

The challenge is inventory - these are HUD-foreclosed homes in specific areas. You might find something perfect, or there might be nothing in your target location for months. Worth monitoring, but have a backup plan.

Homes for Heroes and similar programs

Several organizations offer rebates and savings specifically for first responders:

• Homes for Heroes - Connects you with participating real estate agents and lenders who offer fee reductions and rebates. Savings average $2,400+ according to their data.
• Local hero programs - Many communities have their own initiatives. These vary widely by location.

These programs work alongside regular mortgage options - they don't replace them. The savings come from reduced fees and rebates from participating professionals.

State and local down payment assistance

Like teachers, first responders often qualify for state and municipal down payment assistance programs. Many areas have "community heroes" or "essential worker" programs that include:

• Police officers and sheriff's deputies
• Firefighters (paid and volunteer)
• EMTs and paramedics
• 911 dispatchers
• Corrections officers

Programs vary by state and municipality. In Pennsylvania and New Jersey, there are several options we can help you access.

VA loans if you're a veteran

Many first responders are veterans. If you served, don't overlook VA loans:

• No down payment required
• No PMI
• Competitive interest rates
• Flexible credit requirements

Even if you've used your VA benefit before, you might have remaining entitlement. It's worth checking.

What helps most in practice

Based on working with first responders, here's what typically makes the biggest difference:

Stable employment - First responder jobs provide the employment stability lenders love. Even probationary periods usually work fine.

Overtime income - Many first responders earn significant overtime. We can count this if you have a 2-year history (sometimes less).

Pension benefits - Your pension doesn't help you qualify, but knowing you have retirement security can affect how much house you're comfortable buying.

Low down payment options - FHA (3.5% down), conventional (3% down), and VA (0% down for veterans) are often the path forward.

Union resources - Some unions offer homebuying assistance or partner with lenders for member discounts. Check with yours.

Shift work and qualification

Irregular schedules don't hurt your mortgage application. Lenders look at your overall income, not your specific hours. If you work 24-on/48-off, or rotating shifts, or overtime-heavy schedules - that's all fine.

We'll calculate your average income over 24 months (or less if you're newer to the job) to get an accurate picture.

Secondary employment

Working security on the side? Teaching at the academy? Running a small business? Secondary income can help you qualify for more, as long as you have history doing it.

Bring your tax returns and we'll figure out what counts.

Let's find your options

You protect the community - let us help you find a home in it. We'll research available assistance programs in your area and find the loan structure that works best for your situation.

Get a quote or schedule a call to discuss your options.