njhousing.gov

Welcome, HomeSeeker!
You've Found
The Road Home New Jersey

Find Out How You Can Get $16,000
Toward Your Home Purchase!

HomeSeeker: Providing $16,000 in downpayment and closing cost assistance
NJHMFA's Downpayment Assistance Programs

First-Time Homebuyers and Veterans:
Get $16,000 Toward Your Home Purchase!

Featuring HomeSeeker and Smart Start: These Interest-Free, Forgivable Funds Can Help Cover Your Downpayment and Closing Costs

NJHMFA's Mortgage Programs

NJHMFA's Homebuyer
Mortgage Programs

The New Jersey Housing and Mortgage Finance Agency's Mortgage Programs Serve All Buyers - Whether You're a First-Timer or Looking to Upgrade or Downsize

First-Timers: Where in New Jersey are You Looking to Buy?

Program Eligibility Depends on the County in Which Your Home is Located.
Choose One of the Programs Below.

NJHMFA's HomeSeeker provides downpayment and closing cost assistance for first-time homebuyers

Get a Full $16,000 Toward Your Purchase

Downpayment and/or Closing Cost Assistance for First-Time Buyers and Veterans Purchasing in: 
Atlantic, Camden, Essex, Gloucester, Passaic, or Union County

NJHMFA's Smart Start program provides up to $16,000 in downpayment and closing cost assistance for first time homebuyers purchasing in Smart Growth Areas of New Jersey.

Get Up to 4% of Your Mortgage Amount 
Toward Your Purchase

Downpayment and/or Closing Cost Assistance for First-Time Buyers in Any NJ County
Purchasing Homes in Smart Growth Areas

New Jersey HomeSeeker

Downpayment and/or Closing Cost Assistance for Homes Located in Atlantic, Camden, Essex, Gloucester, Passaic, or Union County

The New Jersey HomeSeeker Program provides $16,000 for first-time homebuyers and veterans to use as downpayment and/or closing cost assistance when purchasing a home in Atlantic, Camden, Essex, Gloucester, Passaic or Union County. The funds are provided as a 0% interest loan that is forgiven in five (5) years.

How Can I Get This Assistance?

Does Your Total Household Income Fall Below These Maximums? 

Atlantic, Camden &
Gloucester County:
$127,680

Essex & Union: $131,880

Passaic: $135,100

Does Your Home's Purchase Price Fall Below These Maximums?


Existing One-Family Homes:
$437,349
Existing Two- to Four-Family Homes: $559,854


Are You a First-Time Homebuyer with a 620 Credit Score?


You're considered a first-time homebuyer if you have not owned a home within the previous three (3) years. Veterans are exempt from the three-year ownership rule. 

To participate in HomeSeeker, homebuyers must obtain first mortgage financing through the NJHMFA's Homeward Bound mortgage program

If you answered YES to the three questions above, contact one of NJHMFA's participating lenders
and ask for a New Jersey HomeSeeker loan today!

Smart Start Program

Downpayment and/or Closing Cost Assistance for Homes Located in Smart Growth Areas Within Any New Jersey County

How Can I Get This Assistance?

The Smart Start Program provides first-time homebuyers with up to 4% of your mortgage amount to use as downpayment and/or closing cost assistance, when purchasing a home in a Smart Growth Area. The funds are provided as a 0% interest loan that is forgiven in five (5) years.

Are You a First-Time Homebuyer with a 620 Credit Score?


You're considered a first-time homebuyer if you have not owned a home within the previous three (3) years. To participate in Smart Start, homebuyers must obtain first mortgage financing through the NJHMFA's Homeward Bound mortgage program


Is Your Home Located in a Smart Growth Area?


Enter your home's address below to find out:

Please note: The answer returned in this query is for informational purposes only. Your lender can assist in confirming your eligibility.

Please wait...

If you answered YES to the two questions above, contact one of NJHMFA's participating lenders 

and ask for a Smart Start loan today!

NJHMFA's Homebuyer Mortgage Programs

The New Jersey Housing and Mortgage Finance Agency's Mortgage Programs Serve All Homebuyers - Whether You're a First-Timer or Looking to Upgrade or Downsize

NJHMFA's Homeward Bound Mortgage Program is open to first-time homebuyers, trade up and trade down borrowers. It is the foundation program for all HomeSeeker and Smart Start program participants

NJHMFA's Homeward Bound Mortgage Program

This program is open to first-time homebuyers, trade up and trade down borrowers and provides a 30-year, fixed-rate government insured loan with no points. It is the required foundation program for all HomeSeeker and Smart Start program participants.

NJHMFA's Police and Firemen's Retirement System mortgage program is open to active members of the New Jersey Police and Firemen's Retirement System (PFRS) with one year of creditable service

Police and Firemen's Retirement System Mortgage Program

This program is open to active members of the New Jersey Police and Firemen's Retirement System (PFRS) with one year of creditable service who seek to buy a home (first-time buyers or trade up/trade down) or refinance an existing home. 

NJHMFA's Homeward Bound Mortgage Program

This program is open to first-time homebuyers, trade up and trade down borrowers and provides a 30-year, fixed-rate government insured loan with no points. It is the required foundation program for all HomeSeeker and Smart Start program participants.

Whether you are buying your first home or moving to another, the Homeward Bound Homebuyer Mortgage Program is here to help by providing a 30-year, government insured loan, at a fixed interest rate with no points. The program is open to first-time homebuyers, those looking to upgrade to a larger home (trade up) and those looking to downsize to a smaller home (trade down).

The home must be your primary residence, or, in the case of a two- to four-unit home, one unit must be your primary residence, while the remaining unit(s) may be rented.


For first-time homebuyers, Homeward Bound is the foundational mortgage program that can be combined with the HomeSeeker or Smart Start programs, to provide either $16,000 OR up to 4% of your mortgage amount in interest-free, forgivable funding that can be used to cover downpayment and/or closing costs. 

Do I Qualify for This Program?

Are you a first-time homebuyer, or, are you looking to upgrade to a larger home, or downsize to a smaller home?


Do you have at least a 620 credit score?

If you answered YES to the two questions above, contact one of NJHMFA's participating lenders and
ask for an NJHMFA Homeward Bound loan today!

NJHMFA's Police and Firemen's Retirement System Mortgage Program

This program is open to active members of the New Jersey Police and Firefighter Retirement System (PFRS) with one year of creditable service who seek to buy a home
(first-time buyer, trade up or trade down) or refinance an existing home

Active members of the New Jersey Police and Firemen's Retirement System (PFRS) with one year of creditable service are eligible for this program. The interest rate is 30-year fixed. Members may buy a home as a first-time buyer, trade up or trade down, or refinance an existing home. 

Do I Qualify for This Program?

Are you an active member of the New Jersey Police and Firemen's Retirement System Program with one year of creditable service? 


Is your home's purchase price below $424,100?

If you answered YES to the two questions above, contact one of NJHMFA's participating lenders 

and ask for an NJHMFA Police and Firemen's Retirement System loan today!

Homeward Bound, HomeSeeker & Smart Start
Participating Lenders

Lender NamePhone NumberRanked in Order of Activity
(#1 = Most Active)
Finance of America (formerly Gateway Funding)(800) 355-56261
Acre Mortgage(856) 810-10002
Gateway Mortgage Group(856) 810-12223
Oak Mortgage(856) 988-81004
Caliber Home Loans(848) 200-17005
Atlantic Home Loans(877) 598-65006
Family First Funding(800) 542-78957
Meridian Mortgage(609) 241-70288
NJ Lenders Corp(732) 389-9898 x1419
Prime Mortgage Lending(732) 837-508010
Pulte Mortgage(800) 426-889811
Bond Street Mortgage(888) 588-552212
CrossCountry Mortgage(201) 930-030013
Draper & Kramer Mortgage Corp.(609) 415-626014
Greentree Mortgage(800) 524-109815
Greenway Mortgage Funding(732) 832-296716
ISB Mortgage Co., LLC(973) 376-810017
loanDepot (609) 454-348218
NVR Mortgage(856) 770-900819
Union Home Mortgage(856) 861-329920
Valley National Bank(800) 225-585921
Ark Mortgage(732) 846-464622
Guaranteed Rate(609) 481-365123

Police and Firemen's Retirement System Mortgage Program Participating Lenders

Lender NamePhone NumberRanked in Order of Activity
(#1 = Most Active)
Wells Fargo(866) 316-88161
NJ Lenders Corp.(732) 389-9898 x1412
Finance of America (formerly Gateway Funding)(800) 355-56263
ISB Mortgage Co., LLC(973) 376-81004
Oak Mortgage(856) 988-81005
Valley National Bank(800) 225-58596
Acre Mortgage(856) 810-10007
NVR Mortgage(856) 770-90088
Atlantic Home Loans(877) 598-65009
Caliber Home Loans(848) 200-170010
loanDepot (609) 454-348211
Gateway Mortgage Group(856) 810-122212
Pulte Mortgage(800) 426-889813
Greentree Mortgage(800) 524-109814
Meridian Mortgage(609) 241-702815
Ark Mortgage(732) 846-464616
Guaranteed Rate(609) 481-365117

Need Help with the Homebuying Process?

Download Our FREE Guide for the NJ Homebuyer

Buying a house is a big step – and deciding where to live is
one of the biggest decisions you will ever make. 

The New Jersey Housing and Mortgage Finance Agency
(NJHMFA) presents The Road Home New Jersey: A Guide for the New Jersey Homebuyer, to help you navigate your
way to affordable homeownership.

The guide presents info from a number of reputable sources to provide you with the most reliable and accessible tools to enable you to make the right home purchase decision.


Download the guide today! Available as a PDF in ENGLISH and ESPAÑOL.

The Road Home New Jersey: A Guide for the NJ Homebuyer - FREE

Who is NJHMFA?

We Are The Road Home New Jersey


The New Jersey Housing and Mortgage Finance Agency (NJHMFA) is dedicated to increasing the availability of safe, decent, affordable and accessible housing for New Jersey residents.


We know that buying a home can be the single largest investment of a lifetime, and so we created The Road Home New Jersey to provide a roadmap for homebuyers to learn about the home purchase process as well as our available programs.


We are a financially self-supporting affiliate of the New Jersey Department of Community Affairs, and have helped more than 115,000 New Jersey residents become homeowners since 1967. 


We are proud to assist our residents in their homebuying journey; We are proud to be The Road Home New Jersey.

Get Updates on NJHMFA's Homebuyer Programs

Subscribe to our Email Newsletter

SHARE THIS PAGE!