Essex / NHF
National DPA delivered through Essex Mortgage and the National Homebuyers Fund. Two structures available — a fast-forgiving 3-year option and a 10-year amortized repayable. Notable for allowing manufactured homes where most DPA programs don't.
Quick answer: how does Essex / NHF work?
- Where: Nationwide except New York and Washington State (so it works across all of Arizona).
- Two flavors:
- Amortized 2 Plus: 100% or 101.5% CLTV. 10-year amortized second at standard option pricing. Repayable.
- 3-Year Forgivable: 100% CLTV, FHA. 30-year term on the second; 100% forgiven after 3 years with continued occupancy.
- FICO floor: 600 minimum on standard options.
- Income limit: None.
- FTHB requirement: Not required.
Want to compare every option side by side? See our full Arizona DPA programs list, or check the current limits on the 2026 DPA figures page.
How it works, step by step
- Pre-qualify with us. Confirm Essex / NHF availability — works in 48 states (not NY or WA).
- Choose between Amortized 2 Plus and 3-Year Forgivable. Forgivable is appealing for shorter holds; amortized for longer-term holds.
- Close. The first mortgage is FHA in most configurations; the DPA second is recorded behind.
- Continue occupying the home as your primary residence. For the Forgivable, the assistance is 100% forgiven after 3 years with continuous occupancy.
Eligibility
| Requirement | Amortized 2 Plus | 3-Year Forgivable |
|---|---|---|
| CLTV | 100% or 101.5% | 100% |
| Loan term on 2nd | 10-year amortized | 30-year forgivable |
| Forgiveness | None (repayable) | 100% forgiven after 3 years |
| Min FICO | 600 | 600 |
| Loan type (1st) | FHA | FHA |
| Property type | SFR, Condo, PUD, 2 units, manufactured (double/triple wide) | SFR, Condo, PUD, manufactured (double/triple wide) |
| Income limit | None | None |
| FTHB | Not required | Not required |
FAQ
Do you have to pay back Essex / NHF down payment assistance?
It depends which structure you choose. The 3-Year Forgivable second is 100% forgiven after you live in the home 3 years, so you pay nothing back. The Amortized 2 Plus is a repayable 10-year second. If you leave, sell, or cash-out refinance inside the 3-year forgivable window, the balance comes due.
What credit score do I need for Essex / NHF?
You need a 600 minimum FICO for Essex / NHF on standard options, which is lower than most DPA. By comparison, Arizona's Home Plus DPA program requires a 620 score and Home in Five a 640 score, even though FHA financing on its own can go down to 580. We pull your real score at pre-qualification.
What are the income limits for Essex / NHF?
Essex / NHF has no income limit, which sets it apart from most assistance programs. Arizona programs do cap income: Home Plus runs to a $155,386 borrower income ($146,503 with FHA, VA, or USDA loans), and Home in Five caps household income at $157,360 as of June 10, 2026.
Do I have to be a first-time buyer?
No, Essex / NHF does not require you to be a first-time buyer. Arizona's Home Plus and Home in Five also allow repeat buyers. When a program does use the term "first-time," it usually means you have not owned a home in the past 3 years, so prior owners often still qualify.
Can I combine two down payment assistance programs?
No, you can use only one DPA program per purchase, and DPA programs never stack with each other. The assistance does layer on top of your first mortgage, FHA in the case of Essex / NHF. If you want to compare options before choosing one, see our Arizona DPA programs list.
Is down payment assistance always the right move?
No, DPA is not always the best choice. Down payment help can carry slightly higher first-mortgage pricing, so if you already have savings, buying in with your own funds can cost less over time. Mike will model both paths with real numbers so you can see the actual difference before deciding.
Are manufactured homes really allowed?
Yes, Essex / NHF is one of the few DPA programs that permits manufactured homes, both doublewide and triplewide on permanent foundations. Most assistance programs exclude manufactured housing entirely, so this is a real advantage if you are buying a manufactured home in Arizona.
Why is Essex / NHF FHA only?
Essex / NHF is FHA only because, like most DPA programs, it is structured around the FHA insurance pool. Conventional alternatives exist through different program administrators, such as Arizona's statewide Home Plus program. We will tell you which path fits your purchase best.
Curious if Essex / NHF is the right fit?
20 minutes — bring your zip code, income range, and credit ballpark. We'll model real numbers.