Melanie Costa | RE/MAX Prime Real Estate

First-Time Buyers

Up to $22,000 in Assistance — Do You Qualify?

Across all four states, powerful programs exist to help first-time buyers with down payments, closing costs, and below-market mortgage rates. Most buyers don't know these programs exist. Melanie does — and she'll make sure you get every dollar you're entitled to.

💡 Did You Know? You qualify as a "first-time buyer" if you have not owned a home in the past 3 years — even if you owned one before. Veterans may qualify regardless of ownership history. Tap each state below to see what's available.

🏛️ Pennsylvania

Up to $20,000

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Keystone Home Loan PHFA Statewide

30-year fixed-rate mortgage for first-time buyers, veterans, and buyers in targeted areas. Works with conventional, FHA, VA, and USDA loans. Minimum 660 credit score.

Keystone Advantage Assistance Up to $6,000

Zero-interest second mortgage up to 4% of purchase price (max $6,000) for down payment or closing costs. Must be paired with a Keystone Home Loan.

HOMEstead Program Up to $10,000

No-interest second mortgage of up to $10,000 for down payment and closing costs, forgiven over 5 years. Must meet income limits and purchase an eligible property.

First Front Door Grant Up to $15,000

Grant (not a loan) of up to $15,000 when you contribute just $1,500. Opens May 19, 2026 — funds run out fast. Apply early through a participating lender.

First Front Door Keys Grant Up to $20,000

For first-generation and minority first-time buyers. Up to $20,000 when you contribute a minimum of $1,000. Opens April 7, 2026.

Philly First Home (Philadelphia) Up to $10,000

Interest-free loan up to $10,000 or 6% of purchase price. Fully forgiven if you stay 15 years without refinancing.

Montgomery County Program Up to $25,000

Up to $10,000 for down payment and closing costs. Buyers below 80% of median income may receive an additional $15,000 in assistance.

Delaware County — Homeownership First Up to $10,000

Up to $10,000 for down payment and closing costs for first-time buyers purchasing in Delaware County, PA.

⚓ Delaware

Up to $15,000 + $2,000/Yr Tax Credit

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DSHA Welcome Home Mortgage Below-Market Rate

30-year fixed-rate mortgage at or below standard market rates. Works with conventional, FHA, VA, and USDA loans. Minimum 620 credit score. Foundation of Delaware's homebuyer assistance system.

Home Sweet Home Loan Up to $12,000

Zero-interest forgivable second loan of $12,000 for homes up to $285,000. Available to first-time and repeat buyers at 80% or below area median income. Forgiven 10% per year over 10 years.

Delaware Diamonds DPA Up to $15,000

Forgivable $15,000 for essential workers — veterans, educators, healthcare workers, first responders, grocery workers, and state employees. Forgiven after 10 years as primary residence.

First State Home Loan 4% of Purchase Price

Zero-interest forgivable second loan covering 4% of your purchase price. No monthly payments — repaid only upon sale, refinance, or title transfer.

Mortgage Credit Certificate (MCC) $2,000/Year Tax Credit

Annual federal tax credit up to 35% of mortgage interest paid, max $2,000/year — every year you hold the mortgage. Real money back at tax time, year after year.

Delaware Tax Advantages Ongoing Annual Savings

No state sales tax + among the lowest property taxes in the entire Northeast = thousands of dollars in ongoing annual savings compared to buying in PA or NJ.

🌿 New Jersey

Up to $22,000

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NJHMFA First-Time Buyer Mortgage Competitive Rate

30-year fixed-rate government-insured loan (FHA/VA/USDA) through NJHMFA approved lenders. Pairs with down payment assistance. Income and purchase price limits apply by county.

NJHMFA Down Payment Assistance Up to $15,000

Up to $15,000 based on county of purchase. Five-year forgivable second mortgage — zero interest, no monthly payments. Fully forgiven after 5 years in the home.

First Generation DPA Program Additional $7,000

Extra $7,000 for buyers who are first in their family to own a home. Combined with standard DPA, total assistance reaches $22,000. Five-year forgivable, zero interest.

Renter-to-Owner Program Up to $25,000

Up to $25,000 in 0% deferred loans to help qualified renters transition to homeownership. Must contribute 3% of own funds and complete HUD-approved education course.

Police & Firemen's Retirement Mortgage Up to $766,550

Special 30-year fixed-rate mortgage for NJ police officers and firefighters. Rates set twice yearly. Eligible for single and multi-family homes and condos.

Important NJ Note Property Taxes

New Jersey has among the highest property taxes in the nation. Buyers should carefully evaluate total monthly ownership costs — not just purchase price — when comparing NJ to PA or DE options.

⚔️ Maryland

Up to $8,500+ · $2,000/Yr Credit

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MMP 1st Time Advantage Lowest Available Rate

Maryland Mortgage Program's lowest 30-year fixed rate exclusively for first-time buyers. Available as conventional, FHA, VA, or USDA through 80+ approved lenders. Minimum 640 credit score.

1st Time Advantage 6000 $6,000

Zero-interest deferred second mortgage of $6,000 for down payment or closing costs. No payments until sale, refinance, or transfer. Must pair with MMP first mortgage.

Partner Match Program Up to $8,500 Total

MMP matches employer or community contributions up to $2,500. Combined with $6,000 base = up to $8,500 in zero-interest deferred assistance.

SmartBuy 3.0 — Student Debt Relief Up to $20,000

For buyers with at least $1,000 in student loan debt. Pays off up to 15% of home purchase price (max $20,000) in student debt at closing. A game-changer for buyers burdened by student loans.

Maryland HomeCredit / MCC $1,500–$2,000/Year

Mortgage Credit Certificate delivers $1,500–$2,000 in federal tax savings every year you hold the mortgage. Real annual cash savings applied at tax time.

Flex Programs (Repeat Buyers Too) Up to $6,000

Flex 6000 and Flex 5000 available to both first-time AND repeat buyers — zero-interest deferred second mortgages paired with MMP first mortgages.

Not sure which programs you qualify for? Melanie will walk you through every option available in your target county — free, with no obligation.

📞 Ask Melanie About Your Options

Real Estate Investors

Investment Opportunities Across 4 States

With 22+ years of regional experience, Melanie understands both sides of real estate — not just homes, but opportunity. Whether you're buying your first investment property or expanding a portfolio, the 4-state region offers exceptional options at every price point.

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Vacation Rental Market

Sussex County, Delaware

Delaware's Sussex County beach communities — Rehoboth, Dewey, Bethany, and Fenwick Island — offer one of the strongest vacation rental markets in the Mid-Atlantic.

Strong summer rental income from Atlantic coast beach properties

Delaware's low property taxes make coastal investment more cost-effective than NJ shore

Year-round demand growing as Rehoboth attracts retirees and remote workers

No state sales tax reduces operating costs for property owners

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Multi-Family Properties

Philadelphia & Camden Corridor

The Philadelphia metro corridor offers multi-family investment at varied price points with strong rental demand driven by universities, hospitals, and major employers.

2–4 unit properties eligible for owner-occupied FHA financing with 3.5% down

Strong tenant demand from Philly's large renter population

Historic rowhouse stock offers value-add renovation opportunity

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Commercial Real Estate

All 4 States

Melanie's 22+ years includes commercial transactions across all four states — retail, office, industrial, and mixed-use properties at every scale.

Delaware's corporate-friendly legal environment attracts business investment

I-95 Cecil County MD corridor offers industrial and distribution potential

Revitalizing downtowns across the region offer mixed-use opportunity

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Rural & Agricultural Land

Salem, Cumberland, Lancaster, York

Rural counties offer agricultural land, farmettes, and large parcels at prices that represent genuine value for land investors and lifestyle buyers.

Salem County NJ among the most affordable land markets in the region

Lancaster County PA farmland holds strong long-term value

Delaware Bay waterfront parcels in Cumberland and Salem Counties

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Key Investment Considerations

Know Before You Buy

1031 Exchange: Selling one investment property and buying another? A 1031 exchange can defer capital gains tax — Melanie can connect you with qualified intermediaries.

Property Taxes: NJ has the highest property taxes in the region. Delaware has the lowest. This dramatically affects investment returns across state lines.

Transfer Taxes: PA typically 2%, NJ fees fall primarily on the seller, DE and MD vary by county. Always verify before closing.

Vacation Rental Rules: Rental regulations vary significantly by municipality. Always verify local ordinances before purchasing a short-term rental property.

Ready to explore investment opportunities? Melanie provides objective, experienced guidance to help you find the right property at the right price.

📞 Discuss Investment Opportunities

22+ Years of Regional Expertise

Four States.
One Expert.

Current Listings

Up to $22,000 in Assistance — Do You Qualify?

🏛️ Pennsylvania

⚓ Delaware

🌿 New Jersey

⚔️ Maryland

Investment Opportunities Across 4 States

Your Complete 18-County Guide

Explore Our Resources

Let's Find Your Home

Send a Message

22+ Years of Regional Expertise

Four States.One Expert.

Current Listings

Up to $22,000 in Assistance — Do You Qualify?

🏛️ Pennsylvania

⚓ Delaware

🌿 New Jersey

⚔️ Maryland

Investment Opportunities Across 4 States

Your Complete 18-County Guide

Explore Our Resources

Let's Find Your Home

Send a Message

Four States.
One Expert.