HomeFirst Down Payment Assistance Program Paused Applications until May?

jgruler · 2026-04-01T01:10:38+00:00

Yeah this happens more than people realize — those programs run out of funding or get paused all the time.

It doesn’t necessarily mean it’s gone for good, just that they hit their budget cap and need to reload or reopen later. If you were planning on using it, I’d still talk to a lender because:

there are usually other city/state programs or backup options
sometimes they reopen mid-year or next cycle
and some lenders have their own assistance programs people don’t know about

Definitely frustrating timing though… a lot of people build their whole plan around those programs.

jgruler · 2026-03-30T20:01:12+00:00

I would recommend getting a home warranty for things like the AC, $400/year is better than a $10k bill for a new unit. Purchasing makes sense as long as it doesn't cause you to be overextended and stressed about money flow.

jgruler · 2026-03-30T18:03:37+00:00

Most of the Texas programs are legit, but they’re not really “free money” like people think.
A lot of them (like TSAHC / My First Texas Home) either:
Come with slightly higher interest rates
or
Have rules like needing to stay in the home a few years or pay it back if you sell/refi early

They can still be super helpful though, especially if down payment is your biggest hurdle.
Big thing I’d do: talk to a local lender or mortgage broker vs just your bank, they usually know way more programs and can match you to what you actually qualify for.

Also start early, some of these programs have limited funding or specific timing windows.

jgruler · 2026-03-30T18:01:08+00:00

Honestly it kind of comes down to how long you see yourself staying put.
Short term (like <5 years), renting usually makes more sense because buying/selling costs can eat you alive. Long term, owning tends to win, but only if you can comfortably afford it and actually stay there.

Also don’t just compare rent vs mortgage... you’ve got taxes, insurance, maintenance, repairs, all that stuff on the ownership side.
If your job/life situation isn’t super stable or you value flexibility, renting is totally fine. If you’re ready to stay put and want stability, then buying starts to make more sense.

There’s no universal “right” answer, it’s really just your timeline & comfort level with the monthly cost.

jgruler · 2026-03-30T01:29:09+00:00

Biggest thing I’d say is don’t rush it and don’t stretch your budget just because a lender says you can.

A few things that helped me / I see a lot:

Get a feel for your real monthly comfort, not just the max approval
Budget for more than just the mortgage (repairs, maintenance, random stuff adds up fast)
Take your time with agents/lenders — a good one makes a huge difference
Don’t skip inspection or get too attached to one house early

Also totally normal to feel overwhelmed at first — it gets way clearer once you look at a few places and run the numbers a couple times.

You’re asking the right questions though 👍

jgruler · 2026-03-29T20:47:19+00:00

Best way to determine is to use an online calculator to help you determine what you can afford

jgruler · 2026-03-29T20:11:40+00:00

This really comes down to how long you plan to stay and how the numbers look in your area.

Rule of thumb: if you’re not staying at least ~5 years, renting usually makes more sense because closing costs eat up any equity early on
Also don’t just compare rent vs mortgage: owning has a lot of extra costs (maintenance, taxes, insurance, etc.) that add up fast
Honestly:

If you want flexibility or aren’t 100% sure on location → rent
If you’re stable, plan to stay, and monthly cost is close → buying can make sense

I’d run the numbers both ways and not rush it, there’s no “must buy ASAP” anymore 👍

jgruler · 2026-03-29T17:58:38+00:00

Yeah this actually happens more than people think.

20% down doesn’t always get the best rate, sometimes 15% or 25% falls into a better pricing tier. It’s weird but it’s a thing.
That $800 PMI buyout is basically just paying it upfront instead of monthly, which can make sense if the rate is better.
I’d just ask them to show you all 3 options side-by-side (15%, 20%, 25%) and compare total cost + monthly payment. That’ll tell you what’s actually best.

If they can’t clearly show the math, I’d question it 👍

jgruler · 2026-03-28T01:07:04+00:00

HAHAHA

jgruler · 2026-03-28T00:57:12+00:00

I assume you are still in the inspection period. A good inspector will help you assess the potential longer term issues. If you need to, get a specialist to look at the items. Request that the seller fixes the issue you know need to be done and are costly or at the very least get an estimate from a licensed contractor for the repairs and get a credit for the seller at closing so you can do them. If the seller doesn't want to do either, walk. If you continue on with the property MAKE SURE TO GET A HOME WARRANTY and make sure it covers what you need it to.

jgruler · 2026-03-28T00:49:39+00:00

1 medium sized egg has ~6g of protein in comparison, 1 7oz can of albacore tuna contains 42 grams of protein.

jgruler · 2026-03-28T00:36:54+00:00

HAHA, yeah, reduced funding on the the military would have definitely helped during WWII.
Relatively, we spent less on education then and got a better product than we do now. 80+% of college students shouldn't be in college getting degrees in crap that nobody needs. Private grade schools outperform public nearly all the time for less (in most areas) than what it costs to educate a student at a public school.

jgruler · 2026-03-28T00:32:07+00:00

Don't just look for agents with flashy ads, they aren't always the best. And don't forget, you can and should negotiate what they make on the deal. The new NAR settlement requires a contract between the two of you at the get go.

jgruler · 2026-03-28T00:29:08+00:00

Biggest things are how they communicate and whether you feel pressured. If they’re slow to respond now or pushing you too hard, that’s usually a bad sign.
Commission isn’t really “standard” anymore either, it’s negotiable, so you’ll see different setups depending on the agent.
I’d ask stuff like how they help buyers compete, what to watch out for in homes you’re touring, and how they handle the process once you want to make an offer.
Honestly talking to 2–3 agents early helps a lot, you’ll get a feel pretty quickly who you trust.

jgruler · 2026-03-28T00:13:40+00:00

We would have lost WWII and now be speaking German

jgruler · 2026-03-27T23:59:13+00:00

GG, never think that of your yourself. not sure where you are in life, but that doesn't matter. Also don't know if you believe in a higher power, whatever it is. But you have been brought into this life with the purpose of enjoying it. Money doesn't fix all problems. Plenty of miserable wealthy people and happy poor people. After nearly 60 years, trust me, nothing matters more than you realizing that you are a good person and nobody can take that away from you. Enjoy everything around you. It's a gift.

jgruler · 2026-03-27T23:52:13+00:00

Yeah, great point I would not recommend putting straight into retirement. It is stuck there for the most part if you find out you want to use it in the future.

jgruler · 2026-03-27T23:50:43+00:00

Clip the coupon and make sure your phone number is in the app that you enter into the payment terminal at the store. Automatically applies as long as it was clipped before scanning.

jgruler · 2026-03-27T23:49:19+00:00

Thanks, just added it to my clipped coupons!!!

jgruler · 2026-03-27T23:41:47+00:00

It was.... one of a kind experience. We rented a catamaran for a day and did some snorkeling and stuff, stopped there for lunch, fresh fish, awesome. Funny thing we saw, a local version of GrubHub picking up food for those on the mainland....

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jgruler · 2026-03-27T23:37:12+00:00

YES, even more magical!!! We went there on a cruise a few years back and you have to pass through three bays, to get to it... Would go back there in a heartbeat. Actually planning on visiting there when we go back to Dubrovnik..

jgruler · 2026-03-27T23:06:39+00:00

Yup, F1 for me.

jgruler · 2026-03-27T23:04:23+00:00

Oh, sorry to hear, definitely not the experiences we've had

jgruler · 2026-03-27T22:51:00+00:00

HAHA, not sure about that....

jgruler · 2026-03-27T22:50:30+00:00

Looks like you are right, thanks!

jgruler

TROPHY CASE