First Time Home Buyer Programs in Bucks County PA (2026 Guide)
Buying your first home in Newtown, Yardley, Doylestown, Langhorne, or Upper Makefield? There is more help available than most first time buyers realize, and there are also a few catches that don't show up until you're already house hunting.
This guide covers every major first time home buyer program that works in Bucks County in 2026: who qualifies, how much money is on the table, and how far each program actually goes at local prices. With the average 30 year fixed mortgage rate at 7.40% in early October (Freddie Mac), every dollar of down payment help counts.
Am I considered a first time home buyer?
You may be, even if you've owned a home before. Most programs, including the Bucks County program and PHFA's Keystone Home Loan, define a first time buyer as someone who hasn't owned a primary residence in the past three years. So if you sold a home in 2022 and have been renting since, you may qualify again.
Some programs don't require first time buyer status at all. PHFA's Keystone Flex loans (which carry its K FIT and K DATE assistance) and its Keystone Government Loan are open to repeat buyers too.
Bucks County First Time Homebuyer Program: up to $10,000
Bucks County offers up to $10,000 toward your down payment and closing costs. It's a zero interest, deferred loan, not a grant. You make no monthly payments, and you repay it when you sell, transfer the home, take on additional debt against it, or stop living there as your primary residence.
Who qualifies (limits effective June 1, 2026):
Household income at or below 100% of the area median income: $85,900 for one person, $98,200 for two, $110,500 for three, and $122,700 for four (higher for larger households). Everyone in the household counts, not just the people on the loan.
A maximum purchase price of $392,000.
At least one adult has lived in Bucks County for six months or worked at a Bucks County job for one year (waived for active military).
No home ownership in the past three years and no interest in any other real estate.
First time homebuyer counseling is required.
You'll need to bring at least 3% of the purchase price, though some grants can count toward it, and you'll need a fixed rate mortgage.
How to start: The program is run through Bucks County Housing Group in Warminster. Begin with one of their free group webinars, then complete an intake and counseling session. Call 215.394.8259 or visit bchg.org. Start before you sign an agreement of sale.
PHFA programs that work in Bucks County
The Pennsylvania Housing Finance Agency (PHFA) offers loans and down payment help statewide, through participating lenders. These are the options most Bucks County first time buyers should ask about.
Keystone Home Loan. PHFA's main first time buyer mortgage, with FHA, VA, and conventional options. For reservations on or after July 1, 2026, the Bucks County limits are a $588,800 maximum purchase price and household income of $122,700 for one or two people or $141,100 for three or more.
K FIT (Keystone Forgivable in Ten Years). A second mortgage for up to 5% of the purchase price or appraised value, whichever is lower, with no dollar cap. It's forgiven 10% per year, so if you stay ten years you never pay it back. On a $450,000 home, that's up to $22,500 toward your down payment and closing costs. It requires a 660 credit score, and your liquid assets can't exceed $50,000 after closing.
K DATE. Also up to 5% for loans over $150,000, at 0% interest with no monthly payments. The full amount is due when you sell, refinance, or pay off your first mortgage.
Keystone Advantage Assistance Loan. Up to 4% of the price or $6,000, whichever is less, at 0% interest, repaid in monthly payments over ten years. It also requires a 660 credit score.
A few rules apply across the board. PHFA assistance programs generally can't be combined with each other, each one covers only the minimum down payment and closing costs you actually need, and the Keystone Flex loans require a homebuyer education course. Your lender will tell you which pairing fits your situation.
First Front Door grants: plan ahead for 2027
FHLBank Pittsburgh's First Front Door program offers grants of up to $15,000 to first time buyers earning at or below 80% of the area median income. You contribute at least $1,500 of your own money and complete four hours of homeownership counseling, and you apply through a participating lender.
The 2026 funding rounds have already closed. If you're planning to buy next year, get your counseling done and your lender lined up early so you're ready when the 2027 round opens.
Is there a $10,000 first time home buyer grant in PA?
Google's search suggestions show plenty of Pennsylvania buyers looking for this, and it causes a lot of confusion. The well known $10,000 grant is Philly First Home, which offers up to $10,000 or 6% of the price, whichever is lower, and it only applies to homes in Philadelphia.
In Bucks County, the $10,000 you'll hear about is the county program above. It's a deferred loan you repay when you sell, not free money. It's still a great deal at 0% interest with no monthly payment, but it's important to know the difference.
Low down payment loan options
Even without assistance, you may need less cash than you think:
FHA loans allow as little as 3.5% down.
Conventional loans start at 3% to 5% down for qualified buyers, including through PHFA.
VA loans generally require no down payment for eligible veterans and service members.
Pair one of these with a program above and your cash to close can drop significantly.
How far do these programs go in Newtown, Yardley, Doylestown, Langhorne, and Upper Makefield?
This is the part most guides skip. Recent median sale prices in our area, according to Redfin, were about $745,000 in Newtown (18940), $651,000 in Yardley (19067), $710,000 in Doylestown (18901), and $627,000 in Langhorne (19047). Niche puts Upper Makefield's median home value at about $876,000.
Every one of those medians sits above PHFA's $588,800 price limit, and well above the county program's $392,000 cap. That doesn't mean first time buyers are shut out. It means you need a strategy:
Look below the median. Medians include large single family homes. Condos, townhomes, twins, and homes that need cosmetic updates often sell for much less, and many fall within PHFA limits.
Use the right program for your price. The county program fits homes up to $392,000. PHFA's Keystone Home Loan and K FIT stretch to $588,800. PHFA's Keystone Government Loan doesn't carry PHFA's own price or income limits (federal loan limits still apply) and can be paired with the Keystone Advantage Assistance Loan, so ask your lender whether that works for your price range.
Widen the map a little. Neighboring townships often offer the same commute and lifestyle at a lower price point.
After you buy: file your homestead exclusion
Once you own and live in your home, apply for the homestead exclusion through the Bucks County Board of Assessment. It reduces the assessed value used to calculate your school taxes, which is money back in your pocket every year. The deadline is March 1 for the following tax year, and it's easy to miss in the excitement of moving in.
Your first time buyer game plan
Check your credit. A score of 660 or higher opens up K FIT and the Keystone Advantage Assistance Loan.
Talk to a lender who participates in PHFA programs and get preapproved before you start touring.
Take homebuyer education early. The Bucks County Housing Group webinars are free and are the first step for the county program.
Set your price range around the program limits so you don't fall in love with a home your assistance can't cover.
Budget for closing costs. In Bucks County, buyers and sellers typically split the 2% realty transfer tax, so plan on about 1% of the price for your share, plus lender, title, and inspection costs.
Work with a local agent who knows which neighborhoods and communities fit your budget and your program.
Ready to buy your first home in Bucks County?
I help first time buyers in Newtown, Yardley, Doylestown, Langhorne, Upper Makefield, and throughout Bucks County put the right program together with the right home. If you want to know what you can realistically buy and which assistance fits, let's talk. No pressure, just a clear plan.
Call or text me at 267.269.3973, email [email protected], or visit soldbyalisia.com.
Alisia
Sold by Alisia | Opus Elite Real Estate
Program details are from Bucks County Housing Group and Bucks County Housing and Community Development (limits effective June 1, 2026), PHFA (limits effective July 1, 2026), and FHLBank Pittsburgh. Market figures are from Redfin and Niche, and the mortgage rate is from Freddie Mac (October 8, 2026). Programs, limits, and funding change often, so confirm current terms with your lender or housing counselor. This post is general information, not financial advice.
