Short answer: You can buy with as little as 0–3% down in 2026 depending on your eligibility and the program; most buyers use 3–20% down. The exact minimum depends on the loan type, your credit, debt-to-income, and property.

Programs that allow lower down payments
- Conventional (Fannie Mae/Freddie Mac) — as little as 3% down for eligible first-time or low‑to‑moderate income buyers using specific programs (e.g., HomeReady/Home Possible). Typically requires mortgage insurance until you reach 20% equity.
- FHA — 3.5% down if you have a credit score of about 580 or higher; higher down payments are usually required with lower scores.
- VA — 0% down for eligible veterans, active-duty service members, and certain surviving spouses; there is a funding fee unless exempt.
- USDA — 0% down for eligible rural properties and income-qualified borrowers; property and income limits apply.
- Conventional 5%+ — For repeat buyers, conventional LTVs commonly start at 5% down for primary residences; PMI applies for LTVs above 80%.

Other ways to reduce up-front cash
- Down payment assistance programs (grants, second-mortgage forgivable loans) — income and location limits often apply.
- Gift funds — many programs allow full or partial down payment gifts from family.
- Seller credits — sellers can pay closing costs in some transactions, reducing cash-to-close.

Important practical notes
- Private mortgage insurance (PMI) or upfront mortgage insurance may be required for low down payments.
- Cash-to-close includes down payment plus closing costs; plan for reserves if required.
- Property type (investment vs. primary), loan purpose, and credit/DTI materially affect available options.

Talk to a lender for prequalification to see which program fits your situation and what documentation you’ll need.

**You don't necessarily need 20% down—many qualified buyers purchase homes with as little as 3-5% down, and some programs require zero down payment.**

The down payment you need depends on which loan program you use and your financial profile. Here's what's available in 2026:

**Low and No Down Payment Options:**

- **FHA loans** – 3.5% down with credit scores as low as 580 (higher scores may allow even lower in some cases)
- **Conventional 97 loans** – 3% down for first-time buyers and qualified repeat buyers
- **VA loans** – 0% down for eligible veterans, active military, and qualifying surviving spouses
- **USDA loans** – 0% down for properties in eligible rural and suburban areas with income limits

**Moderate Down Payment Options:**

- **Conventional loans** – Typically 5-10% down for stronger credit profiles
- **Jumbo loans** – Generally 10-20% down depending on loan amount and borrower qualifications

**Why the 20% myth persists:** Putting 20% down eliminates private mortgage insurance (PMI) on conventional loans, which reduces your monthly payment. However, PMI isn't necessarily a dealbreaker—many buyers prefer keeping cash reserves rather than draining savings for a larger down payment.

**What affects your down payment requirement:**

- Credit score (lower scores may require higher down payments)
- Property type (investment properties typically need 15-25% down)
- Loan amount (jumbo loans have different requirements)
- Debt-to-income ratio

**First-time buyer tip:** Many states and localities offer down payment assistance programs that can cover part or all of your down payment through grants or forgivable loans. These stack with the loan programs above.

The right down payment amount balances immediate affordability with long-term financial health. A qualified loan officer can show you exact payment scenarios across different down payment amounts.

You do not need a 20% down payment to buy a house. While programs and guidelines may evolve by 2026, several long-standing loan options currently allow for significantly lower down payments, some as low as zero.

The 20% figure is a common misconception; it's the threshold at which conventional loans typically don't require private mortgage insurance (PMI). Putting down less than 20% is very common, but it usually means you'll pay a monthly insurance premium that protects the lender. This makes it possible for lenders to approve loans for borrowers with less cash saved.

Here are some of the most common low-down-payment loan programs available today:

* **FHA Loans:** Backed by the Federal Housing Administration, these loans are popular with first-time homebuyers. They allow for a down payment as low as 3.5% and often have more flexible credit score requirements than conventional loans.
* **Conventional 97 (3% Down):** Many conventional loans, backed by Fannie Mae and Freddie Mac, offer options for as little as 3% down, particularly for first-time or lower-to-moderate-income buyers. You will be required to pay PMI until you reach about 20% equity in the home.
* **VA Loans:** For eligible veterans, active-duty service members, and surviving spouses, VA loans are a powerful benefit. They typically require no down payment at all and do not have monthly mortgage insurance.
* **USDA Loans:** Offered by the U.S. Department of Agriculture, these loans also require no down payment. They are geographically restricted, meaning the property must be located in a designated eligible rural or suburban area.

Additionally, many state and local housing authorities offer Down Payment Assistance (DPA) programs. These can be grants or silent second mortgages that help cover your down payment and closing costs, further reducing the amount of cash you need to bring to closing.