See programs you qualify for
Get Matched Free →By Tyler Thompson · Licensed Real Estate Agent · Updated May 7, 2026
Homebuyer Programs in Omaha, NE (2026)
Omaha is Nebraska's largest city and the economic center of the Omaha-Council Bluffs metropolitan area, sitting along the Missouri River in Douglas County. With a median home price around $290,000, Omaha remains roughly 35% more affordable than the national average, but down payments and closing costs still create real barriers for first-time buyers. Several stacking programs help close that gap. The Nebraska Investment Finance Authority (NIFA) Homebuyer Assistance Program offers up to 5% of the purchase price (capped at $10,000) as a 1% second mortgage, and the FHLBank Topeka Homeownership Set-aside Program (HSP) provides up to $15,000 as a forgivable grant for buyers at or below 80% AMI. Locally, Omaha 100 partners with the City of Omaha to deliver up to 5% in down payment assistance plus city-backed second mortgages for Douglas County buyers, NeighborWorks Home Solutions offers up to $30,000 in deferred-loan assistance through its Infill Program, and Habitat for Humanity of Omaha provides 30-year affordable mortgages with sweat equity. Combining a NIFA HBA second mortgage with an FHLBank Topeka HSP grant and a city or nonprofit DPA program can stack tens of thousands of dollars toward a down payment and closing costs, often making homeownership achievable with as little as $1,000 of buyer's own funds.
City Programs in Omaha
| Program Name | Type | Amount | First-Time Only | Details |
|---|---|---|---|---|
| Omaha 100 Homebuyer Program | Repayable Loan | Up to 5% of purchase price plus city-backed second mortgage | Yes | View → |
| Omaha Housing Authority Bridges to Homeownership (HCV Homeownership Program) | Government-Insured Mortgage | Monthly homeownership assistance via Housing Choice Voucher payments | Yes | View → |
- Type:
- Repayable Loan
- Amount:
- Up to 5% of purchase price plus city-backed second mortgage
- First-time only:
- Yes
- Type:
- Government-Insured Mortgage
- Amount:
- Monthly homeownership assistance via Housing Choice Voucher payments
- First-time only:
- Yes
State Programs in Nebraska
| Program Name | Type | Amount | First-Time Only | Details |
|---|---|---|---|---|
| FHLBank Topeka Homeownership Set-aside Program (HSP) | Forgivable Loan | Up to $15,000 | Yes | View → |
| NIFA First Home Program | Government-Insured Mortgage | 30-year fixed-rate NIFA first mortgage (Conventional, FHA, USDA or VA); no down payment assistance | Yes | View → |
| NIFA First Home Targeted Program | Government-Insured Mortgage | 30-year fixed-rate first mortgage at competitive below-market rates | No | View → |
| NIFA Homebuyer Assistance Program (HBA) | Repayable Loan | Up to 5% of purchase price as a 1%, 10-year second mortgage (NIFA program summary caps it at $10,000) | Yes | View → |
| NIFA Welcome Home Program | Government-Insured Mortgage | 30-year fixed-rate first mortgage at competitive below-market rates | No | View → |
- Type:
- Forgivable Loan
- Amount:
- Up to $15,000
- First-time only:
- Yes
- Type:
- Government-Insured Mortgage
- Amount:
- 30-year fixed-rate NIFA first mortgage (Conventional, FHA, USDA or VA); no down payment assistance
- First-time only:
- Yes
- Type:
- Government-Insured Mortgage
- Amount:
- 30-year fixed-rate first mortgage at competitive below-market rates
- First-time only:
- No
- Type:
- Repayable Loan
- Amount:
- Up to 5% of purchase price as a 1%, 10-year second mortgage (NIFA program summary caps it at $10,000)
- First-time only:
- Yes
- Type:
- Government-Insured Mortgage
- Amount:
- 30-year fixed-rate first mortgage at competitive below-market rates
- First-time only:
- No
Federal Programs
| Program Name | Type | Amount | First-Time Only | Details |
|---|---|---|---|---|
| FHA Loans | Government-Insured Mortgage | Up to FHA county loan limits ($541,287 floor to $1,249,125 ceiling for single-family in 2026) | No | View → |
| Good Neighbor Next Door (HUD) | Government Property Sale Program | 50% discount off the list price of HUD-owned homes | Yes | View → |
| Home Possible Mortgage (Freddie Mac) | Government-Guaranteed Mortgage | Up to conforming loan limits ($832,750 standard / $1,249,125 high-cost in 2026); 3% minimum down payment | No | View → |
| HomeReady Mortgage (Fannie Mae) | Government-Guaranteed Mortgage | Up to conforming loan limits ($832,750 standard / $1,249,125 high-cost in 2026); 3% minimum down payment | No | View → |
| HUD $100 Down Program | FHA-Financed HUD REO Purchase | Only $100 down payment required (vs. standard 3.5% FHA down payment). HUD may also pay up to 3% of buyer's closing costs. | No | View → |
| USDA Rural Development Loans | Government-Guaranteed Mortgage | 100% financing (no down payment required); loan amount up to appraised value | No | View → |
| VA Loans | Government-Guaranteed Mortgage | No loan limit for veterans with full entitlement (0% down at any price); partial entitlement subject to conforming limits ($832,750 standard in 2026) | No | View → |
- Type:
- Government-Insured Mortgage
- Amount:
- Up to FHA county loan limits ($541,287 floor to $1,249,125 ceiling for single-family in 2026)
- First-time only:
- No
- Type:
- Government Property Sale Program
- Amount:
- 50% discount off the list price of HUD-owned homes
- First-time only:
- Yes
- Type:
- Government-Guaranteed Mortgage
- Amount:
- Up to conforming loan limits ($832,750 standard / $1,249,125 high-cost in 2026); 3% minimum down payment
- First-time only:
- No
- Type:
- Government-Guaranteed Mortgage
- Amount:
- Up to conforming loan limits ($832,750 standard / $1,249,125 high-cost in 2026); 3% minimum down payment
- First-time only:
- No
- Type:
- FHA-Financed HUD REO Purchase
- Amount:
- Only $100 down payment required (vs. standard 3.5% FHA down payment). HUD may also pay up to 3% of buyer's closing costs.
- First-time only:
- No
- Type:
- Government-Guaranteed Mortgage
- Amount:
- 100% financing (no down payment required); loan amount up to appraised value
- First-time only:
- No
- Type:
- Government-Guaranteed Mortgage
- Amount:
- No loan limit for veterans with full entitlement (0% down at any price); partial entitlement subject to conforming limits ($832,750 standard in 2026)
- First-time only:
- No
Nonprofit Programs
| Program Name | Type | Amount | First-Time Only | Details |
|---|---|---|---|---|
| Canopy South Down Payment Assistance (Greenlining Fund) | Forgivable Loan | Down payment assistance amount varies; verify with Canopy South | No | View → |
| Habitat for Humanity of Omaha Home Journey Program | Government-Insured Mortgage | Affordable home with 30-year mortgage; may include down payment assistance | No | View → |
| NeighborWorks Home Solutions Down Payment Assistance | Forgivable Loan | Up to $20,000 | No | View → |
| NeighborWorks Home Solutions Infill Homebuyer Program | Deferred Loan | Up to $30,000 | No | View → |
- Type:
- Forgivable Loan
- Amount:
- Down payment assistance amount varies; verify with Canopy South
- First-time only:
- No
- Type:
- Government-Insured Mortgage
- Amount:
- Affordable home with 30-year mortgage; may include down payment assistance
- First-time only:
- No
- Type:
- Forgivable Loan
- Amount:
- Up to $20,000
- First-time only:
- No
- Type:
- Deferred Loan
- Amount:
- Up to $30,000
- First-time only:
- No
How to Apply
Step 1: Check your eligibility. NIFA's statewide household income limit is $175,500 (effective 7/7/2025) and most local Omaha programs target buyers at or below 80% of Area Median Income for Douglas County. Confirm income, household size, and credit score (640 minimum for NIFA HBA).
Step 2: Complete approved homebuyer education. Family Housing Advisory Services (FHAS), the City of Omaha's housing counseling partner, offers HUD-certified workshops monthly. Contact FHAS at 402-934-6741 to register. Habitat Omaha, NeighborWorks Home Solutions, and Omaha 100 also accept this education to satisfy program requirements.
Step 3: Contact a local housing partner to identify the right stack of programs. For Douglas County buyers at 60-80% AMI, contact Omaha 100 at 402-342-3773 to discuss city-backed second mortgages and DPA. For buyers seeking new-construction infill homes, contact NeighborWorks Home Solutions at 402-477-7181. For mortgage-ready buyers willing to do sweat equity, contact Habitat for Humanity of Omaha at 402-257-5657.
Step 4: Get pre-approved through a NIFA participating lender. NIFA loans must be originated by approved lenders. Your loan officer will determine whether the HBA second mortgage, First Home Targeted Program, or Welcome Home Program fits your situation, and whether FHLBank Topeka HSP funds are available through that lender.
Step 5: Find a home within program limits. NIFA's one-unit purchase price limit is $485,500. NeighborWorks Infill Program caps purchase price at $238,165. If buying in a NIFA-designated Target Area within Douglas County, the first-time buyer requirement is waived and limits are higher.
Step 6: Submit your application. Buyers must contribute a minimum of $1,000 of their own funds to most NIFA programs. Plan for 30-60 days from contract to close depending on program complexity. Stack funds carefully — your lender will coordinate first mortgage, NIFA second, and any FHLBank or city-backed assistance.
Step 7: Close on your home. After closing, maintain occupancy as your primary residence for the full retention period (5 years for FHLBank HSP, 10 years for NIFA HBA second mortgage repayment) to avoid recapture or repayment acceleration.
Frequently Asked Questions
How much down payment assistance can I get in Omaha?+−
Do I have to be a first-time homebuyer?+−
What is the maximum home price for these programs?+−
What homebuyer education is required?+−
How does NIFA's Target Area benefit Omaha buyers?+−
Can I use FHLBank Topeka HSP funds with NIFA assistance?+−
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