The math stops most people cold. A 10% down payment on Oʻahu's median single-family home ($1,205,000 as of February 2026) is $120,500. A 20% down payment is $241,000. That is more than many Americans earn in a year — let alone have saved in a bank account.
Here is something that surprises many buyers: Hawaii has more down payment assistance programs than almost any other state, specifically because the cost of housing is so extreme. Between state agencies, nonprofits, county programs, and federal options, there are at least 10 active programs that can put anywhere from $10,000 to $125,000 toward your purchase — some as deferred loans with 0% interest that you do not repay until you sell.
The catch? Every program has income limits, purchase price caps, and eligibility rules that disqualify many buyers. And the biggest state program caps Oʻahu purchases at $809,458 — well below the median home price. So the real question is not whether help exists, but whether you qualify and which programs stack.
⚡ Quick Take
- HHFDC's Hale Kamaʻāina program offers mortgage rates of 5.40%–5.95% plus up to 4% of purchase price in DPA — but Oʻahu's purchase price cap is $809,458, far below the median (Source: HHFDC.hawaii.gov)
- The Hawaii HomeOwnership Center's DPAL program provides up to $125,000 in down payment assistance as a deferred zero-interest second mortgage (Source: HHOC.org)
- Honolulu County offers a $40,000 zero-interest loan for first-time buyers — income limit is 140% AMI (~$181,020 for a family of four) (Source: Honolulu.gov)
- The OHA AHO program for Native Hawaiians offers 3% down with no PMI (Source: OHA.org)
- FHA loans in Honolulu County allow as little as 3.5% down with a 2026 loan limit of $1,149,825 (Source: HUD.gov)
What Down Payment Actually Looks Like on Oʻahu
Before we get into specific programs, let us ground these numbers in reality:
| Down Payment % | Single-Family Home ($1,205,000) | Condo ($500,000) |
|---|---|---|
| **3% (Conventional)** | $36,150 | $15,000 |
| **3.5% (FHA)** | $42,175 | $17,500 |
| **5%** | $60,250 | $25,000 |
| **10%** | $120,500 | $50,000 |
| **20% (no PMI)** | $241,000 | $100,000 |
(Based on February 2026 Oʻahu medians: SFH $1,205,000, Condo $500,000. Source: Honolulu Board of Realtors)
If you are targeting a condo, the numbers become much more manageable. A 3.5% FHA down payment on a median condo is $17,500 — and several DPA programs can cover most or all of that. We are happy to walk you through which programs apply to your situation.
HHFDC Programs (Hawaii Housing Finance & Development Corporation)
HHFDC is the state's primary housing agency and runs the largest mortgage assistance programs in Hawaii.
Hale Kamaʻāina Mortgage Program
This is the state's flagship program, offering below-market mortgage rates through participating lenders.
| Detail | Requirement |
|---|---|
| **Mortgage rate** | 5.40%–5.95% (30-year fixed), varies by lender |
| **Purchase price cap (Oʻahu)** | $809,458 |
| **Purchase price cap (Neighbor Islands)** | $697,500–$794,500 depending on county |
| **Income limit (Oʻahu, 1–2 person)** | $129,300 (100% AMI) |
| **Income limit (Oʻahu, 3+ person)** | $148,695 (115% AMI) |
| **Occupancy** | Must be primary residence |
(Source: HHFDC.hawaii.gov, 2025 HUD AMI for Honolulu MSA)
The critical gap: Oʻahu's purchase price cap of $809,458 is $395,542 below the current median single-family home price. This effectively limits the program to condos, townhomes, or below-median homes. It works best for condo buyers — the $500,000 median condo fits comfortably within the cap.
Hale Kamaʻāina Down Payment Assistance
Available as an add-on to the mortgage program above:
- Amount: Up to 4% of purchase price (up to ~$32,378 on Oʻahu)
- Interest rate: 1%
- Repayment: Deferred — no monthly payments until you sell, refinance, or the property is no longer your primary residence
- Combined with: Hale Kamaʻāina mortgage only
On a $500,000 condo, this provides $20,000 in DPA at 1% interest with no monthly payments. Combined with the below-market mortgage rate, this is the strongest single-source state program — if you qualify. Our team can help you determine eligibility.
HHFDC Mortgage Credit Certificate (MCC)
- Status: Currently closed to new applications as of early 2026
- Historically provided a federal tax credit of 20% of annual mortgage interest paid
- Check HHFDC.hawaii.gov for reopening announcements
DURF Equity Pilot / DEP
A newer pilot program targeting essential workers:
- Who qualifies: Teachers, nurses, police officers, firefighters
- Benefit: 10–20% equity buy-down on designated new construction projects
- Status: Active for specific developments — limited availability
- Where: Currently only in selected Kakaʻako projects
(Source: HHFDC.hawaii.gov)
Have questions about this?
(808) 927-0508Hawaii HomeOwnership Center (HHOC) Programs
The HHOC is a HUD-approved nonprofit that runs several of the most generous DPA programs in the state.
Down Payment and Closing Cost Assistance Loan (DPAL)
| Detail | Requirement |
|---|---|
| **Maximum amount** | $125,000 |
| **Interest rate** | 0% |
| **Monthly payments** | None — fully deferred |
| **Repayment trigger** | Sale, refinance, or transfer of property |
| **Income limit** | 140% AMI (~$181,020 for a 4-person household on Oʻahu) |
| **Homebuyer education** | Required (8-hour HUD course) |
(Source: HHOC.org)
This is the single largest DPA program available in Hawaii. $125,000 at 0% interest with no monthly payments is extraordinary — but funding is limited and applications are processed on a first-come basis.
Mortgage Booster Program
- Amount: Up to $50,000
- Purpose: Supplements first mortgage to reduce monthly payments
- Terms: Zero-interest deferred loan
- Can be combined with: DPAL for up to $175,000 total assistance
Deferred Closing Cost Assistance
- Amount: Up to $10,000
- Purpose: Covers closing costs specifically
- Terms: Zero-interest deferred loan
County-Specific Programs
Honolulu County DPA
- Amount: $40,000 zero-interest loan
- Income limit: 140% AMI
- Requirement: First-time homebuyer, primary residence on Oʻahu
- Repayment: Deferred until sale or transfer
(Source: Honolulu.gov Department of Community Services)
Maui County — Hoʻokumu Hou
- Provided up to $600,000 in assistance for Maui County homebuyers
- Applications closed September 2025 — may reopen; check Maui County website
Kauaʻi Home Buyer Loan Program
- County-level DPA for Kauaʻi residents
- Contact Kauaʻi Housing Agency for current availability and terms
OHA AHO Program (Native Hawaiian Buyers)
The Office of Hawaiian Affairs runs the Affordable Homeownership Option (AHO):
- Down payment: 3% minimum
- PMI: Not required (OHA provides guarantee)
- Eligibility: Must be of Native Hawaiian ancestry
- Income limits: Apply — check OHA.org for current thresholds
(Source: OHA.org)
Federal Programs Available in Hawaii
FHA Loans
| Detail | Honolulu County 2026 |
|---|---|
| **Minimum down payment** | 3.5% |
| **Loan limit** | $1,149,825 |
| **Credit score minimum** | 580 for 3.5% down; 500 for 10% down |
| **Mortgage insurance** | Required for life of loan (1.75% upfront + 0.55% annual) |
| **Can combine with DPA?** | Yes — HHOC and county programs are FHA-compatible |
(Source: HUD.gov, 2026 FHA loan limits)
Why this matters: The FHA loan limit of $1,149,825 covers almost all Oʻahu condos and many single-family homes. Combined with HHOC's DPAL, a buyer could potentially cover the entire 3.5% down payment with assistance.
VA Loans (Active Military & Veterans)
- Down payment: 0% — no down payment required
- Loan limit: No limit with full entitlement
- Funding fee: 1.25%–3.3% (can be financed into loan; waived for disabled veterans)
- PMI: Not required
For more details, see our complete VA Loan Hawaii Guide and VA Loan Assumption Guide.
USDA Loans
- Down payment: 0%
- Eligibility: Rural areas only — most of Oʻahu is excluded. Some areas of the North Shore and Windward Coast may qualify
- Income limit: 115% AMI
- Practical use in Hawaii: Very limited on Oʻahu; more relevant on Neighbor Islands
How to Stack Multiple Programs
The real power of Hawaii's DPA landscape is that several programs can be combined. Here is an example stack for a first-time buyer purchasing a $500,000 condo on Oʻahu:
| Source | Amount |
|---|---|
| **FHA first mortgage (96.5%)** | $482,500 |
| **HHOC DPAL (deferred, 0%)** | $17,500 (covers 3.5% down) |
| **HHOC Closing Cost Assistance** | $10,000 |
| **Honolulu County DPA** | Used for reserves/moving costs |
A qualifying buyer could purchase a median Oʻahu condo with zero out-of-pocket for down payment and closing costs. The stacking is legal and encouraged — HHOC staff will help you navigate which programs to combine, and so will we.
The Catch Most Buyers Miss
Three realities that DPA marketing materials gloss over:
1. Income limits exclude many dual-income households. The 140% AMI cap for the best programs is ~$181,020 for a family of four. Two professionals earning $100K each are over the limit.
2. Purchase price caps on state programs miss the median. HHFDC's $809,458 Oʻahu cap works for condos but excludes the median single-family home. Buyers targeting houses above $810K need to rely on FHA/VA/conventional without state mortgage rate benefits.
3. Funding runs out. HHOC programs are first-come, first-served with limited annual funding. Apply early in the fiscal year (July) for best availability.
Program Comparison at a Glance
| Program | Max Assistance | Interest | Repayment | Income Limit | Best For |
|---|---|---|---|---|---|
| **HHFDC Hale Kamaʻāina DPA** | ~$32,378 (4% of price) | 1% | Deferred | 100–115% AMI | Condo buyers under $809K |
| **HHOC DPAL** | $125,000 | 0% | Deferred | 140% AMI | Maximum DPA amount |
| **HHOC Mortgage Booster** | $50,000 | 0% | Deferred | 140% AMI | Reducing monthly payment |
| **Honolulu County** | $40,000 | 0% | Deferred | 140% AMI | Oʻahu first-time buyers |
| **OHA AHO** | Varies | Market | Standard | AMI-based | Native Hawaiian buyers |
| **VA Loan** | 100% financing | Market | Standard | None | Military/veterans |
| **FHA** | 96.5% financing | Market | Standard | None | Credit-flexible buyers |
What This Means for Buyers
Start with the HHOC. Seriously — before you talk to a lender, before you browse listings, contact the Hawaii HomeOwnership Center and complete their 8-hour homebuyer education course (available online). This qualifies you for DPAL, Mortgage Booster, and closing cost assistance simultaneously. Their counselors will map out exactly which programs you qualify for and help you apply. Then get pre-approved through a lender familiar with Hawaii DPA stacking — not every lender participates in every program. For a complete breakdown of the buying process, see our First-Time Home Buyer Guide and How Much House Can You Afford.
What This Means for Sellers
DPA-funded buyers are real buyers with real purchasing power — do not dismiss offers that include down payment assistance. These loans close at similar rates to conventional mortgages, especially FHA and VA. The main consideration: DPA-funded transactions may take 35–45 days to close instead of 25–30, because additional documentation is required. Price your home to attract the widest buyer pool, and if you are selling a condo under $810K, know that you are in the sweet spot for HHFDC-eligible buyers. For selling strategies, see our guides on selling fast and the cost to sell.
Frequently Asked Questions
Can I use down payment assistance if I already own a home?
Most programs require first-time homebuyer status, defined in Hawaii as not having owned a home in the past three years. If you owned a home but sold it more than three years ago, you qualify as a first-time buyer again. HHOC and HHFDC both use this definition. VA loans have no first-time buyer requirement.
Do I have to repay down payment assistance?
For HHOC and Honolulu County programs, yes — but not until you sell, refinance, or transfer the property. There are no monthly payments. The deferred loans are due in full at the triggering event. HHFDC's DPA accrues 1% interest over the deferral period. Think of it as a silent partner who gets repaid when you cash out.
Can I combine DPA with a VA loan?
VA loans already offer 0% down, so DPA is typically unnecessary for the down payment itself. However, you can use HHOC closing cost assistance ($10,000) to cover VA-eligible closing costs and funding fees. Check with your lender about specific stacking rules.
What is the income limit for Hawaii DPA programs?
It depends on the program. HHFDC uses 100–115% AMI ($129,300–$148,695 for Oʻahu in 2025). HHOC and Honolulu County use 140% AMI (~$181,020 for a family of four). Income limits are based on gross household income, not individual income. HUD updates AMI annually. (Source: HUD.gov, 2025 Honolulu MSA AMI $129,300)
Is there a program specifically for teachers, nurses, or first responders?
Yes. HHFDC's DURF Equity Pilot offers 10–20% equity buy-down for teachers, nurses, police, and firefighters on selected new construction projects. Availability is limited to specific developments — contact HHFDC directly for current participating projects.