A first-time buyer in Chicago can get from about $10,000 to $100,000 in down payment assistance in 2026, depending on household income, the home and which programs can be combined; the calculator below estimates your total from the published rules of six City, County, State and FHLBank Chicago programs.
Last reviewed November 1, 2026 · Chicago First Time Home Buyer editorial team
At a glance: Chicago down payment assistance in 2026
| Program (who runs it) | Most you can get | Income limit for a Chicago purchase | Form of help |
|---|---|---|---|
| HomeGrown (City of Chicago) | $70,000, never more than 25% of the price | 120% of area median income (AMI) in Zone A; 150% AMI in Zone B | Grant, forgiven 1/60 a month over 5 years [1][2] |
| BNAH (City of Chicago) | $100,000 | 140% AMI | Forgivable grant; new homes on City land only; 10-year occupancy [4] |
| IHDAccess Home (IHDA) | 6% of the price, up to $15,000 | IHDA’s Cook County limit, effective for reservations from July 1, 2026 [7] | 0% second loan, deferred 30 years [6] |
| Cook County Down Payment Assistance | 5% of the first loan, up to $25,000 | 120% AMI ($145,800 for 4 people); no limit in targeted areas [9][10] | Second loan forgiven after 5 years [11] |
| Downpayment Plus (FHLBank Chicago) | $10,000 or 25% of the first mortgage, whichever is less | 80% AMI ($97,200 for 4 people) [13] | Grant forgiven over 5 years [12] |
| TaxSmart MCC (City of Chicago) | Federal tax credit of 25% of mortgage interest, up to $2,000 a year | $112,100 for 1–2 people (non-target area); $134,520 in target areas [5] | Yearly tax credit, not cash at closing |
Down payment assistance calculator
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What are the income limits for down payment assistance in Chicago?
Most programs set their limit as a percentage of area median income (AMI) for your household size. These are Cook County’s 2026 figures for the Chicago area, effective May 1, 2026 [3]. The County says the 50% and 80% rows come from HUD and it calculates the others from HUD figures; FHLBank Chicago publishes the same 80% figures [13].
| Household size | 80% AMI (Downpayment Plus; top HomeGrown tier) | 100% AMI | 120% AMI (HomeGrown Zone A; Cook County DPA) |
|---|---|---|---|
| 1 person | $68,050 | $85,100 | $102,120 |
| 2 people | $77,800 | $97,200 | $116,640 |
| 3 people | $87,500 | $109,400 | $131,280 |
| 4 people | $97,200 | $121,500 | $145,800 |
| 5 people | $105,000 | $131,300 | $157,560 |
| 6 people | $112,800 | $141,000 | $169,200 |
| 7 people | $120,550 | $150,700 | $180,840 |
| 8 people | $128,350 | $160,400 | $192,480 |
IHDA sets its own limits by county for IHDAccess Home (by 1–2 or 3+ person household) and its other programs (targeted or non-targeted area), effective for reservations from July 1, 2026 [7]. The figures load through a script on IHDA’s site and could not be read for this review, so ask an IHDA lender for the Cook County number. IHDA counts only the income of borrowers on the loan [8].
How much does each program give?
| Household income (% AMI) | HomeGrown Zone A | HomeGrown Zone B | BNAH, neighborhood-area resident | BNAH, other buyers |
|---|---|---|---|---|
| 80% or less | $70,000 | $50,000 | $100,000 | $90,000 |
| 81–90% | $50,000–$60,000* | $30,000–$40,000* | $90,000 | $80,000 |
| 91–100% | $80,000 | $70,000 | ||
| 101–120% | $40,000 | $20,000 | $70,000 | $60,000 |
| 121–140% | Not eligible | $10,000 | $60,000 | $50,000 |
| 141–150% | Not eligible | $10,000 | Not eligible | Not eligible |
- IHDAccess Home: 6% of the price, up to $15,000, for first-time buyers (veterans and targeted-area buyers may be repeat buyers). IHDA’s other options for any buyer: Forgivable 4% up to $6,000, Deferred 5% up to $7,500, Repayable 10% up to $10,000 [6]. Credit score 640 or higher; you put in the greater of 1% of the price or $1,000 [15].
- Cook County DPA: 5% of the first loan, up to $25,000, for first-time and repeat buyers [9]; 30-year fixed loan; not with 203(k) loans [11].
- Downpayment Plus: the lesser of $10,000 or 25% of the first mortgage; 1–2 unit homes and condos; at least $1,000 of your own money; HUD-approved education and counseling [12].
- TaxSmart MCC: credit of 25% of mortgage interest, capped at $2,000 a year; price limits $624,481 (1 unit) and $799,562 (2 units); buyers who haven’t owned a home in 3 years, unless buying in a target area [5].
Which Chicago down payment programs can you combine?
| Combination | Allowed? | What the program says |
|---|---|---|
| HomeGrown + any IHDA program | No | Bond-funded programs, including IHDA subsidy programs, cannot be layered with HomeGrown [1]. |
| HomeGrown + TaxSmart MCC | No | Named as bond-funded and not allowed [1]. |
| HomeGrown + BNAH | No | HomeGrown excludes homes bought through City land sales [2]; BNAH homes are built on City land [4]. |
| HomeGrown + Cook County DPA or Downpayment Plus | Possibly | HomeGrown can be combined with other down payment assistance if its lien is second or third [1]. Downpayment Plus may be combined with federal, state and local grants or loans [12]. Cook County says only “certain programs” stack [11]. |
| IHDA program + Cook County DPA or Downpayment Plus | Possibly | IHDA generally allows other grants and assistance in third lien position, reviewed case by case [8]. |
| BNAH + other programs | Not stated | The City’s BNAH page does not say [4]. Ask the City before counting on it. |
How the calculator works
- Income level: your income compared with the Cook County 80%, 100% and 120% AMI figures for your household size [3]; above 120%, % AMI = income ÷ 100% AMI figure × 100.
- First loan = price × (1 − your down payment %). Default down payment 3.5%, the FHA minimum for most borrowers.
- HomeGrown = chart amount for your zone and income, but not more than 25% × price. BNAH = chart amount. IHDAccess Home = min(6% × price, $15,000). Cook County DPA = min(5% × first loan, $25,000). Downpayment Plus = min($10,000, 25% × first loan).
- Total = the largest of three paths: HomeGrown + Cook County DPA + Downpayment Plus; one IHDA program + Cook County DPA + Downpayment Plus; or BNAH alone. The low figure adds only programs marked Likely; the high figure adds programs marked Check too. TaxSmart is shown separately because it is a yearly tax credit, not cash at closing.
Worked example. A household of 3 earning $85,000 buys a $300,000 condo with 3.5% down, first-time buyers, credit score 660, zone not yet known. $85,000 is below the 3-person 80% AMI figure of $87,500 [3]. First loan = $300,000 × 0.965 = $289,500. HomeGrown = $50,000 (Zone B) to $70,000 (Zone A), under the 25% cap of $75,000. Cook County DPA = 5% × $289,500 = $14,475. Downpayment Plus = min($10,000, $72,375) = $10,000. HomeGrown path: $60,000 likely (HomeGrown + Downpayment Plus), up to $94,475 if Cook County funds and stacking work out. IHDA path instead: $15,000 + $14,475 + $10,000 = $39,475. Result: about $60,000 to $94,475.
Is the money available right now?
| Program | Latest status from the program | Date of that statement |
|---|---|---|
| HomeGrown | Applications under review; high volume; waitlist possible if funds run out [1][2] | Sept. 25, 2026 (TRP); July 6, 2026 (NHS Chicago) |
| BNAH | Not stated on the City page [4] | — |
| IHDA programs | Active; “limited funds remain” [6] | Checked Nov. 1, 2026 (page undated) |
| Cook County DPA | Phase III reopened July 20, 2026 [9][10]; one lender channel fully committed, limited funds may remain through Wintrust Mortgage [11] | Aug. 17, 2026 |
| Downpayment Plus | 2026 funding raised to $48 million; first come, first served while funds remain [14][12] | July 28, 2026 |
| TaxSmart MCC | City page says lenders are taking applications for the Series 2022 program [5] | Checked Nov. 1, 2026 (page undated) |
Common questions
How much down payment assistance can I get in Chicago?
Single programs range from $10,000 (Downpayment Plus) to $100,000 (BNAH, for new homes on City land). For an existing home, HomeGrown is the largest at up to $70,000, and it may be combined with Cook County DPA or Downpayment Plus.
What is the income limit for down payment assistance in Chicago?
It depends on the program: 80% AMI for Downpayment Plus ($97,200 for 4 people), 120% AMI for Cook County DPA and HomeGrown Zone A ($145,800 for 4 people), 140% AMI for BNAH and 150% AMI for HomeGrown Zone B, using figures effective May 1, 2026.
Can I use HomeGrown and IHDAccess Home together?
No. HomeGrown’s administrators say bond-funded programs, including IHDA’s, cannot be layered with HomeGrown. Compare the two on HomeGrown vs. IHDAccess Home.
Do I have to be a first-time buyer?
Not for every program. IHDAccess Home and TaxSmart generally require no home ownership in the past 3 years, with exceptions; Cook County DPA is open to repeat buyers; HomeGrown is closed only to people who own a home now. See who counts as a first-time buyer.
Is the calculator’s number a guarantee?
No. It applies each program’s published rules to your answers. Funding, lender participation, credit, debt-to-income limits and each program’s review decide what you actually receive.
Talk to a Chicago broker about your numbers (no cost), or start with all Chicago buyer programs and your monthly payment.
Sources
- Neighborhood Housing Services of Chicago, HomeGrown Purchase Assistance (updated July 6, 2026)
- The Resurrection Project, HomeGrown grant chart and zones (updated Sept. 25, 2026)
- Cook County, Area Median Income (effective May 1, 2026)
- City of Chicago Department of Housing, Building Neighborhoods and Affordable Homes (checked Nov. 1, 2026)
- City of Chicago Department of Housing, TaxSmart Mortgage Credit Certificate (checked Nov. 1, 2026)
- IHDA Mortgage, Program Directory (checked Nov. 1, 2026)
- IHDA Mortgage, Income and Purchase Price Limits (reservations dated July 1, 2026 and after)
- IHDA Mortgage, Lender FAQs (first-time buyer definition, income, layering)
- Cook County, Down Payment Assistance Program (checked Nov. 1, 2026)
- Cook County, third phase of the Down Payment Assistance Program (June 22, 2026)
- Club 720, Cook County DPA program administrator (updated Aug. 17, 2026)
- FHLBank Chicago, Downpayment Plus Program Guide 2026 (updated October 2026)
- FHLBank Chicago, 2026 HUD Income Guidelines, Illinois (effective May 1, 2026)
- FHLBank Chicago, 2026 Downpayment Plus funding raised to $48 million (July 28, 2026)
- IHDA, IHDAccess Home term sheet (credit score, borrower contribution)
Cite this page: Chicago First Time Home Buyer, “Chicago Down Payment Assistance Calculator and 2026 Income Limits,” reviewed November 1, 2026, chicagofirsttimehomebuyer.com/programs/down-payment-assistance-calculator/.