Buying your first home in Westerville can feel out of reach, especially when you start adding up down payment and closing costs. The good news is you may not have to do it alone. Several programs can help you lower upfront costs, unlock favorable loan terms, and move forward with confidence. In this guide, you’ll learn which options to explore, how they work in Franklin County, and the exact steps to get started. Let’s dive in.

First-time help in Westerville

First-time buyer programs are designed to reduce barriers like large down payments, strict credit requirements, or high monthly costs. Many buyers in Westerville layer a primary mortgage with down payment assistance or education-based support. The key is matching your goals to the right program and lining up a lender who can originate it.

Program types to know

Federal loans at a glance

• FHA: Offers low down payment options with flexible credit guidelines. You can sometimes combine FHA with approved down payment assistance if your lender allows it.
• VA: For eligible veterans, service members, and some surviving spouses. Often no down payment and competitive terms.
• USDA: Zero down options for eligible homes in designated rural areas. Income and location limits apply.
• Conventional low down: Fannie Mae HomeReady and Freddie Mac Home Possible offer 3 percent down options for qualifying buyers, often with income limits and mortgage insurance rules.

Ohio state options

• OHFA programs: The Ohio Housing Finance Agency works through participating lenders to offer mortgage products and down payment assistance. Income and purchase price limits apply by county, and homebuyer education is commonly required. Program names and assistance amounts change over time, so you should verify current details directly with an OHFA-approved lender before you apply.

Local county and city help

• City of Westerville: City departments such as Planning, Development, or Community Services may provide information about any local homeownership initiatives or referrals to partners. If there is no city-run assistance, they can direct you to county or nonprofit resources.
• Franklin County and City of Columbus: County and city agencies often administer HOME funds or other resources that can include down payment help, rehab support, or forgivable loans for income-qualified buyers. Availability and funding levels change, so check current program status early.
• Nonprofits and community partners: Local housing counselors, community development corporations, Habitat for Humanity affiliates, and similar organizations may offer education, affordable homes, or one-time grants. Many operate waitlists, so early contact is wise.
• Lender and employer programs: Some lenders and large employers offer grants or low-rate second mortgages. Terms vary and may be limited to specific workplaces or loan products.

Mortgage Credit Certificate

A Mortgage Credit Certificate, when offered by a local housing agency, can reduce your federal tax liability by letting you claim a portion of your annual mortgage interest as a credit. Not every area offers an MCC. If you qualify, coordinate with your lender and a tax professional to understand how it affects your monthly budget.

Eligibility basics

Eligibility varies by program, but you will typically see:

• First-time buyer status: Often defined as no home ownership in the past three years. Some exceptions may apply.
• Income and price limits: Many programs cap household income and home price by county and household size.
• Primary residence: You must plan to live in the home as your primary residence.
• Education: Many programs require a homebuyer education course or counseling.
• Credit and debt-to-income: Minimum credit score and DTI thresholds vary by loan type. FHA tends to be more flexible, while conventional low down options usually require stronger credit. VA and USDA follow their own lender and program standards.
• Funds and gifts: Many programs allow gifts from family and certain assistance for down payment or closing costs. Documentation rules apply.

Timeline and process

Here is what a typical path can look like. Specific timing depends on your lender and the programs you use.

• Pre-qualification or pre-approval: About a few days to two weeks, depending on documentation.
• Homebuyer education or counseling: One session to several weeks, depending on format and requirements.
• Choose a participating lender: Do this early, since not all lenders originate OHFA or local assistance.
• DPA application and approval: Often runs alongside the mortgage process, but some city or county reviews take additional weeks.
• Underwriting to closing: Commonly 30 to 45 days after you sign a purchase agreement, if documentation is complete.
• DPA disbursement: Usually provided at closing. Coordination among the lender, program administrator, and title company is essential to avoid delays.
• Waitlists: Local programs can have limited funding and waitlists that add months, so start early.

How to get started in Westerville

Follow this simple checklist to move forward with clarity:

1. Confirm your first-time buyer status and household size.
2. Gather income documentation, including W-2s or 1099s, recent pay stubs, tax returns if self-employed, and bank statements.
3. Review your credit report and note any issues to discuss with a lender.
4. Estimate your down payment and closing costs, and identify possible gift funds or assistance.
5. Contact a HUD-approved housing counseling agency serving Franklin County to learn about education requirements and intake steps.
6. Reach out to OHFA participating lenders and ask which products they can originate.
7. Check local government resources for any active programs: City of Westerville departments, Franklin County housing or community development, and City of Columbus housing pages.
8. Verify property eligibility for loan type, such as USDA location or owner-occupancy rules.
9. Ask about timelines, potential waitlists, and how assistance funds will be delivered at closing.
10. Build in contingency time and budget for documentation or funding delays.

Talk to lenders like a pro

Use these prompts to get clear answers and compare lenders confidently:

• Do you participate in OHFA programs, and which products can you originate for me?
• Which first-time friendly loans do you offer, and what credit scores and DTI do you expect for each?
• Can you coordinate down payment assistance and homebuyer education with my closing timeline?
• What are my estimated total costs at closing, including any subordinate liens from assistance?
• How long will the process take from contract to closing when assistance is involved?
• Do you require education or counseling for the loan or assistance? If so, which providers do you recommend?
• If the assistance is a forgivable or deferred second mortgage, what are the recapture or resale rules?
• Can you share recent examples of borrowers who used OHFA or local assistance in Franklin County?

Quick option comparison

• FHA: Flexible credit and low down payment. Mortgage insurance applies and terms vary by lender.
• Conventional low down: 3 percent down options with income limits for some products. Often lower mortgage insurance costs for stronger credit.
• VA: Powerful benefit for eligible borrowers with no down payment requirement and competitive terms.
• USDA: Zero down for eligible rural properties with income and location limits.
• OHFA DPA: Can layer with many primary mortgages through participating lenders. Education and county-level limits typically apply.

Local action steps

• Start with education: A HUD-approved counseling class or session can satisfy program requirements and help you budget for ownership.
• Contact the City of Westerville: Ask Planning, Development, or Community Services if any local programs or referrals are available now.
• Check county and city partners: Explore Franklin County and City of Columbus housing and community development pages for active assistance.
• Compare participating lenders: Not every lender can originate the same programs. Choose one that offers the product you need and can coordinate assistance smoothly.

Mistakes to avoid

• Waiting to ask about assistance until you are under contract. Many programs require early application.
• Assuming every lender offers the same products. Verify OHFA participation and specific loan types up front.
• Skipping homebuyer education. Some assistance will not be issued without it.
• Overlooking recapture or resale terms. Know the rules if your assistance is forgivable or deferred.
• Missing documentation. Keep pay stubs, W-2s, bank statements, and gift letters organized and current.

When you use the right mix of loan and assistance, you can enter the Westerville market with confidence and a clearer path to closing. The earlier you start, the more options you will have, especially if local programs have waitlists or limited funds.

If you want a local partner to help you plan your path, compare lenders, and find homes that fit your budget and goals, connect with me. I live and work in the northern Columbus suburbs and guide first-time buyers through financing, negotiation, and closing every week. Reach out to Sarah Berlin Moore to talk through your next steps.

FAQs

What counts as a first-time buyer in Ohio?

• Most programs consider you a first-time buyer if you have not owned a home in the past three years, with some exceptions for specific life events.

How do OHFA programs work in Franklin County?

• OHFA partners with approved lenders who verify income and purchase price limits, enroll you in required education, and coordinate any assistance at closing.

Can you combine OHFA assistance with FHA or conventional loans?

• Often yes, if your lender and the program allow it. Many buyers layer OHFA assistance with FHA or conventional loans through participating lenders.

Are USDA loans available in Westerville?

• USDA eligibility depends on property location and income limits. Your lender can check the address and confirm whether the home qualifies.

How long does a purchase take with assistance?

• Many closings take about 30 to 45 days after contract, but assistance approvals and waitlists can add time. Start early and keep documents ready.

What documents should you bring to a lender?

• Bring photo ID, Social Security number, recent pay stubs, W-2s or 1099s, recent bank statements, tax returns if self-employed, a list of debts, and gift letters if applicable.