The Four IHDAccess Programs, Compared Honestly
Program and regulatory figures verified September 25, 2026. Details change; confirm your scenario with us.
Four programs, four different answers to the same question: what does this money cost you later? That is the comparison that matters, and it is not the same as which pays most.
The four side by side
| Program | Rate | Maximum | Term | Structure | First-time only? |
|---|---|---|---|---|---|
| IHDAccess Home | 6% | $15,000 | 30 years | Deferred, no monthly payment, due on sale or refinance | Yes |
| IHDAccess Repayable | 10% | $10,000 | 10 years | Zero interest, monthly repayment required | No |
| IHDAccess Deferred | 5% | $7,500 | 30 years | Deferred, no monthly payment, due on sale or refinance | No |
| IHDAccess Forgivable | 4% | $6,000 | 10 years | Forgiven over the period, repayable if you leave early | No |
Read "the lesser of" carefully
Each program quotes a percentage and a maximum, and you receive whichever is smaller. That changes which program is genuinely largest depending on your price.
| Purchase price | Home (6%, $15,000) | Repayable (10%, $10,000) | Deferred (5%, $7,500) | Forgivable (4%, $6,000) |
|---|---|---|---|---|
| $100,000 | $6,000 | $10,000 | $5,000 | $4,000 |
| $150,000 | $9,000 | $10,000 | $7,500 | $6,000 |
| $250,000 | $15,000 | $10,000 | $7,500 | $6,000 |
| $350,000 | $15,000 | $10,000 | $7,500 | $6,000 |
Notice the first row. Below roughly $150,000, the Repayable program pays more than the first-time-buyer program does, because 10% of a modest price beats 6% of it. In Danville, Macomb or Decatur, where typical values run near $101,787, $101,351 and $126,812, that inversion is the normal case rather than an edge case.
The trade at the centre of the menu
IHDAccess Home pays the most and is the only first-time-buyer program, and it carries its own income limits that are much tighter than the general ones.
| County group | General programs | AccessHome, 1-2 people | AccessHome, 3+ |
|---|---|---|---|
| Cook, DuPage, Kane, Lake, McHenry, Will | $170,100 | $121,500 | $139,725 |
| Kendall | $190,120 | $135,800 | $156,170 |
| All other counties | $157,640 | $112,600 | $129,490 |
A Cook County couple earning $130,000 is comfortably inside the general limit and outside AccessHome. They can have $7,500 deferred or $10,000 repayable, and not $15,000. That is the real shape of the choice for a lot of Illinois households.
AccessHome also lowers the purchase price cap, from $666,354 to $566,354 for a non-targeted one-unit, a $100,000 haircut. Price caps in detail.
Which one is right
Mike's view, after running these files: the forgivable program is the quiet default for buyers who intend to stay put, because 4% that disappears beats 10% that has a payment attached. The repayable program earns its keep at lower price points where the percentage is what governs. AccessHome is worth chasing only when you clear its income test, and a targeted address is the most common way people do. See what targeted status is worth.
IHDA's own disclaimer applies to all four: program funding and availability are subject to change at any time and are not guaranteed until a complete reservation is placed. Current terms and status for each program are published in the IHDA program directory.
Frequently asked questions
Which IHDA program gives the most down payment assistance?
It depends on the purchase price, because each program pays the lesser of its percentage and its maximum. IHDAccess Home is largest at higher prices, paying 6% to a $15,000 maximum, but it is restricted to first-time homebuyers and carries much tighter income limits. Below roughly $150,000, IHDAccess Repayable pays more because 10% of the price is still under its $10,000 cap. At $100,000 the Repayable program pays $10,000 against $6,000 from IHDAccess Home.
Is IHDAccess Forgivable really forgiven?
Yes, across a 10-year period, with a condition. IHDA describes it as a no monthly payment, forgivable down payment assistance loan with no repayment unless the home is sold or refinanced before the 10-year forgiveness period ends. It pays 4% of the purchase price to a maximum of $6,000. If you sell or refinance inside that window, repayment is owed.
Which IHDA program requires a monthly payment?
IHDAccess Repayable is the only one. IHDA describes it as a zero interest repayable down payment assistance loan where monthly repayment is required, over a 10-year term, paying 10% of the purchase price to a maximum of $10,000. The other three, IHDAccess Home, Deferred and Forgivable, carry no monthly payment.
Why can't I use IHDAccess Home if I am under the county income limit?
Because IHDAccess Home has its own separate and lower income limits based on household size, while the other three programs use the general limit that applies to any household size. In Cook, DuPage, Kane, Lake, McHenry and Will the general limit is $170,100, but the AccessHome limit is $121,500 for one or two people and $139,725 for three or more, a gap of $48,600 for the smaller household.
Do Illinois DPA programs have a first-time homebuyer requirement?
Only IHDAccess Home does. IHDA describes it as a deferred down payment assistance loan for first-time homebuyers. IHDAccess Repayable, Deferred and Forgivable carry no first-time requirement. A first-time homebuyer is defined as someone who has not owned a principal residence at any time in the last three years, and qualified veterans and buyers purchasing in a targeted area are Exempt from the requirement entirely.
Mike Certo · NMLS #260555 · Cornerstone First Mortgage NMLS #173855 · Equal Housing Lender. Educational content about financing, not a loan commitment and not legal or tax advice. IHDA program terms, income limits and purchase price limits are set by the Illinois Housing Development Authority and change; figures here carry the date we verified them and IHDA's own disclaimer applies, that funding and availability are subject to change and are not guaranteed until a complete reservation is placed. Loans are subject to borrower and property qualification.