First-Time Home Buyer Programs in Delaware County, PA

First-Time Home Buyer Programs in Delaware County, PA: What to Know

You've been renting, or waiting to buy in Delaware County, you're ready for something different, and you keep hearing that there's assistance available for first-time buyers, but you're not sure what it actually is, who it's for, or how to get it.

At Premier Home Team, we work with first-time buyers in Delaware County regularly. We know the programs, the lenders who can work with them, and the mistakes buyers make when they try to navigate this process alone. In this article, you'll learn what assistance is available from Delaware County, what the process looks like, who tends to qualify, and what to do before you start making offers.

By the end, you'll have a clear picture of whether these programs could work for you, and exactly what your first step should be.

Delaware County Homeownership First - The Main First-Time Buyer Program in Delaware County, PA

The primary county-level program is the Delaware County Homeownership First Program, run through the county's Office of Housing and Community Development (OHCD). It provides up to $10,000 in down payment and closing cost assistance for qualifying low- and moderate-income first-time buyers purchasing anywhere in Delaware County.

The $10,000 assistance is structured as a 0% interest loan with no monthly payments. It's only repayable if you sell or transfer the property, and it's forgiven entirely after five years if the home is in a designated Revitalization Area.

One thing to know upfront: funding is limited and not guaranteed. This isn't a program you can assume will be there the moment you're ready. Starting the process early matters.

For buyers in Chester City or Upper Darby Township, these municipalities run their own versions of the Homeownership First program separately. Your first call should be to your local officials to find out what's currently available in your specific area.

The Delaware County Homeownership First Program is accessed through three housing counseling agencies:

• Chester Community Improvement Project (CCIP): (610) 876-8663
• Media Fellowship House: (610) 565-0434
• Affordable Housing Centers of PA: (215) 765-1221

It's also worth knowing about the United Way IDA Savings Match, administered through Media Fellowship House. Rather than a direct grant, this is a savings-matching program: save $2,000 over 3 to 18 months, and United Way matches it 2:1, giving you $4,000 toward closing costs, $6,000 total, including your own savings. You'll need to complete five hours of homebuyer education and six hours of financial counseling to participate. One notable advantage: there's no minimum credit score requirement, making this a realistic option for buyers who are still building their financial profile. Enrollment is subject to fund availability each year.

Who Qualifies for Delaware County First-Time Buyer Programs?

In many cases, "first-time buyer" means you haven't owned a home in the past three years, though exact rules can vary by program. Delaware County programs tend to have stricter credit and income requirements than Philadelphia city programs. A 650 credit score is a baseline, but county programs can be more selective.

Income limits vary by program and household size. The figures below are published by Media Fellowship House and reflect the current limits as of their most recent update:

MFI limits effective May 1, 2025. Federal Poverty Level limits effective January 1, 2026. Confirm current figures directly with your housing counselor or at mediafellowshiphouse.org before applying.

For the full picture on how credit, income limits, and first-time buyer status are evaluated across programs, read [FLAG: internal link — "Do I Qualify for First-Time Homebuyer Programs?" — insert URL when live].

What Delaware County Buyers Need to Do Before Making Offers

The same rule applies here as everywhere: you need to be approved for the program before you go under contract. Buyers who skip this step find themselves in a difficult position.

Step 1: Connect with an agent who knows Delaware County programs. Your agent should be able to tell you which lenders can write loans compatible with the county program and PHFA, and connect you with one directly.

Step 2: Get pre-approved with a compatible lender. Ask this question directly: "Can you write loans that are compatible with the grant programs in Delaware County?" Some buyers come with a lender they already have a relationship with, but if that lender can't work with these programs, you lose access to the assistance entirely. 

Step 3: Complete any required education. Depending on your credit score and program, a homeownership education requirement may apply (with a HUD-approved housing counseling agency). Your lender and counseling agency will confirm whether it's needed and when.

Step 4: Get your approval, then go home shopping. Once you're cleared, you can make offers knowing your assistance is in place.

What the Assistance Actually Does for Delaware County Buyers

For buyers shopping in the mid-$200,000 range, $10,000 in assistance can genuinely change what's within reach. A lot of first-time buyers come in thinking they're limited to homes under $200,000, and once they understand what's available, they realize they can step up in price without stretching their savings thin. That often means the difference between a home that needs a lot of work and one that's closer to move-in ready.

Down payment assistance programs don't always apply funds the same way. In some cases, only a portion may go toward the down payment, while the remaining funds are applied to eligible closing costs. Either way, reducing upfront expenses can help buyers preserve more of their own savings for the real-life costs that come after closing.

One important point: the assistance doesn't replace your own savings. Buyers who over-rely on the grant and arrive at closing without enough of their own funds, or without a cushion for repairs found during inspection, can find themselves in a difficult spot. Plan to have both.

Staying Competitive as a Delaware County Buyer Using Assistance

How competitive it is to use assistance depends on the part of Delaware County you're targeting. In highly competitive markets, some sellers prefer simpler offers with fewer program-related requirements, especially if they believe it may help the transaction move more smoothly.  In markets that are more welcoming to first-time buyers, and there are plenty of them in Delaware County, the assistance is a common part of the transaction.

Your agent will walk through the offer strategy with you based on exactly where you're looking. In many cases, pairing your grant with a strong offer and exploring whether the seller is open to seller's assistance can stretch your buying power further than the grant alone.

Your First Step as a Delaware County Buyer

A lot of buyers assume they need to wait longer before buying, when in reality, they just haven't had a clear picture of what programs, loan options, or assistance may be available to them in Delaware County yet.

Taking the time to understand your options upfront can save a lot of frustration later, especially before you start touring homes or making offers.

If you're comparing first-time buyer programs across the area, we've broken them down county by county:

• Philadelphia County
• Montgomery County
• Chester County
• Bucks County

And if you want help figuring out which Delaware County programs may fit your situation, our team is always happy to point you in the right direction.

Frequently Asked Questions

What credit score do I need for Delaware County first-time buyer programs?

Most Delaware County programs expect buyers to have a credit score around 650 or higher, though requirements vary depending on the lender and assistance program. County programs can sometimes be stricter than Philadelphia programs, especially when it comes to debt-to-income ratio, savings, and overall financial readiness.

Can I qualify as a first-time homebuyer if I owned a home in the past?

Possibly. In many cases, "first-time homebuyer" means you have not owned a primary residence within the last three years. Exact definitions can vary slightly by program, so it's important to confirm eligibility with your lender or housing counselor before applying.

Do I still need my own savings if I receive down payment assistance?

Yes. Assistance programs can help reduce upfront costs, but buyers should still plan to contribute some of their own funds toward closing costs, inspections, reserves, or unexpected expenses. Buyers who rely entirely on grant funding often find themselves financially stretched after closing.

When should I apply for Delaware County first-time buyer assistance?

Buyers should start the process before touring homes or making offers whenever possible. Many programs require counseling, lender approval, or additional documentation before funds can be reserved. Waiting until you are already under contract can create delays or limit which programs are available to you.