First-Time Home Buyer Programs in West Virginia 2026
In West Virginia, first-time buyer loans come from the West Virginia Housing Development Fund (WVHDF), through partner lenders or the Fund’s own loan originators. The main loan is its Homeownership Program. The Low Down Home Loan adds up to $12,000 as a 15-year second mortgage at 2%.
WVHDF says it works with “more than 60 banks, credit unions, and independent mortgage companies as well as non-profit housing agencies throughout the state.” It also keeps the loans after closing. Its brochure says “all aspects of your loan will be handled by our team in Charleston, from closing to pay off.” Your payments go to the Fund itself.
The Homeownership Program, WVHDF’s bond-funded first mortgage
WVHDF describes this as a program “primarily targeting first-time home buyers” that “generally offers our lowest interest rates.” The loans are “30-year, fixed-rate loans” that “can finance up to 100% of the home’s purchase price.” The rate is tied to the bonds WVHDF sells. A July 31, 2026 memo to lenders announced a lower Homeownership rate “as the result of a recent $60 million bond sale.” WVHDF posts the current rate on its Homeownership Program page.
Its lender guide says these loans “are processed and underwritten to Fannie Mae, FHA, VA, and RD Guidelines as applicable.” So the program sits on top of a conventional, FHA, VA or USDA Rural Development loan.
The limits sheet in force is dated January 2, 2026 and applies “for locks made on or after January 2, 2026.” It sets an income limit for each county. Kanawha County, for example, has a $60,160 income limit. House prices are capped at $300,000 in every county except Berkeley and Jefferson, where the cap is $350,000. The sheet adds that “Neither sales contract price nor 1st DoT loan amount may exceed the House Price limit.” Income counts for “all those on Note and/or Title.” Check your county on WVHDF’s lending partners page, which posts the limits PDF.
Targeted counties and veterans: when the three-year rule drops away
The program page sets the ownership test by county. Borrowers “must not have had an ownership interest in their principal residence at any time during the three-year period ending on the date the program loan is closed if they intend to purchase a residence located in a non-targeted counties.”
The January 2026 limits sheet lists 20 non-targeted counties: Barbour, Berkeley, Boone, Brooke, Cabell, Greenbrier, Hancock, Harrison, Jefferson, Kanawha, Marion, Marshall, Mason, Mercer, Monongalia, Morgan, Ohio, Putnam, Raleigh and Wood. The other 35 counties are listed as targeted. A buyer who sold a house last year can use the Homeownership Program in Fayette or Randolph County, but not in Kanawha.
Veterans get a second route. The lender guide says the three-year rule “does not apply to residences located in targeted areas or where the borrower is an eligible veteran under the Heroes Earnings Assistance and Relief Tax Act of 2008.” WVHDF’s veteran affidavit limits that to a veteran who has not already used “a special exception for veterans” on an earlier bond-financed loan, and it asks for a DD Form 214.
One limit applies to every buyer, first-time or not: “a Borrower is permitted one, WVHDF first lien loan at a time,” so an existing WVHDF loan has to be paid off before closing.
Movin’ Up and Movin’ Up Special for buyers over the county income line
Movin’ Up is WVHDF’s loan with no first-time rule. Its page says “Movin’ Up does not have a first-time homebuyer requirement.” The same page adds that “first-time buyers who exceed Homeownership Program income limits may qualify.” The limits are statewide: “Borrower income cannot exceed $171,120” and “Home sales price cannot exceed $350,000.” The Homeownership Program is limited to lots of five acres or smaller. Movin’ Up has “no lot size or acreage limit.”
Movin’ Up Special is for buyers “whose qualifying income is at or below 80 percent of Area Median Income for their federally designated census tract.” It comes with “a reduced interest rate and lower cost Private Mortgage Insurance (PMI).” WVHDF’s June 25, 2026 quick reference limits it to “Conventional (PMI) only.” That sheet gives an 80% AMI figure for each county. Kanawha’s is $64,160.
The Low Down Home Loan is a second mortgage you repay
The down payment help on WVHDF’s single-family program list is the Low Down Home Loan, and it is a loan. WVHDF’s terms: “The Low Down Home Loan is a 15-year, fixed-rate loan at 2% interest that offers up to $12,000 in down payment and closing cost assistance when loan-to-value ratio is at or above 80%.” A January 21, 2026 memo raised the maximum “from $8,000 to $12,000” for locks from January 22, 2026. It kept the combined loan-to-value cap at 105%. A July 31, 2026 memo repeats “The maximum LDHL loan amount is $12,000.”
The Low Down loan is only available with a WVHDF first mortgage: “The Fund’s Low Down Home Loan … is available only with other WVHDF first mortgage loans.” Plan ahead if you might refinance, because it “must be satisfied with the refinance. The Fund will not subordinate the existing second lien.” For how that money fits into cash to close, see our West Virginia down payment assistance guide and West Virginia closing costs guide.
What WVHDF’s underwriters check
- Credit and debt: for FHA, USDA/RD and VA Homeownership loans, the lender guide (April 2025 edition, still posted for lenders) sets “620 – Minimum, representative credit score” and “49.99% – Maximum, total debt-to-income ratio.”
- Residency: borrowers must “Be a resident or intend immediately to become a resident of West Virginia.” WVHDF lends only to “U.S citizens and permanent, resident aliens (green card holders).”
- No cosigners: “WVHDF loan programs do not allow cosigners.” Everyone on the loan must “take title to the property.”
- Property: “Only doublewide manufactured homes may be considered (no singlewides).”
- Education: required “on conventionally insured or uninsured loans.” For FHA, VA and USDA loans, WVHDF follows each agency’s education rules. On conventional loans the guide names Fannie Mae’s HomeView course, completed “within one (1) year of the loan closing date.”
Selling within nine years of a Homeownership loan
Homeownership loans come from tax-exempt bonds, and every one carries WVHDF’s recapture notice. The notice says: “If you sell or otherwise dispose of your home during the next nine years, this benefit may be ‘recaptured.'” The notice adds: “The recapture only applies, however, if you sell your home at a gain and if your income increases above specified levels.” You will get the figures needed to calculate it “Within 90 days after closing.” Keep that letter with your tax records.
Applying: partner lender or a WVHDF originator
You have two ways in. WVHDF’s FAQ says to “Contact a WVHDF Loan Originator at (800) 933-8511 or speak with a loan officer with a lender partner.” Its find-a-lender search lists partner lenders by area. Bring your county’s limits, plus the documents the brochure checklist names: paystubs “covering a full 60 days,” “two most recent months” of bank statements, and “last two years of Federal tax returns.” Then get pre-approved and run the payment in our mortgage calculator. Our West Virginia hub covers taxes and the market.
West Virginia first-time buyer questions
I owned a home two years ago. Can I use the Homeownership Program?
Yes, if you buy in one of the 35 targeted counties or qualify under the veteran exception. In the 20 non-targeted counties, including Kanawha, Cabell, Monongalia and Berkeley, the three-year rule applies. Movin’ Up has no first-time rule anywhere.
Is the Low Down Home Loan forgiven?
No. It is a 15-year, fully amortizing second mortgage at a fixed 2%, and it has to be paid off if you refinance.
Can my parents cosign?
No. WVHDF does not allow cosigners, and everyone on the loan has to be on the title.
Can I use the Low Down loan with a bank’s own mortgage?
No. It is only available with a WVHDF Homeownership or Movin’ Up first mortgage, and only when that first loan is at 80% loan-to-value or higher.
Is there a lot-size limit?
Five acres for the Homeownership Program. Movin’ Up has none.