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The Good Neighbor Next Door (GNND) sales program is part of the government’s affordable homeownership directive for revitalizing U.S. neighborhoods and communities.
Unlike other first-time home buyer grants and programs, which any buyer can use, Good Neighbor Next Door focuses on community contributors such as teachers, firefighters, and law enforcement personnel who work where they live.
Good Neighbor Next Door is not a mortgage program – it’s a discount program.
This article discusses the Good Neighbor Next Door sales program, which home buyers can use it, and which mortgage loans the program can work with.
Good Neighbor Next Door is a government-supported housing program. It sells homes on the MLS at a 50% discount to law enforcement officers, teachers, firefighters, and emergency medical technicians. In exchange for the discounted price, buyers commit to living in their home as a principal residence for at least thirty-six months.
To qualify for Good Neighbor Next Door, home buyers must meet six eligibility standards.
Eligible home buyers must work full-time as a classroom teacher, law enforcement official, firefighter, or emergency medical technician. They must attest their intention to remain in their line of work for at least 12 months after purchase.
Part-time employees such as substitute teachers and volunteer firefighters are not eligible.
Not all homes for sale are eligible for Good Neighbor Next Door. Eligible properties are limited to single-family, repossessed homes in neighborhoods where income levels and homeownership rates are below area averages.
HUD maintains a list of available GNND homes on its website. Homes are sold as-is. Repairs are the responsibility of the home buyer.
The Good Neighbor Next Door sales program requires buyers to submit offers via a registered HUD buyer’s agent, and all offers must be made via the HUD Homestore website. Offers are subject to a 30-day waiting period, and a modest earnest money deposit should accompany all offers.
Good Neighbor Next Door is a community revitalization program, so the program requires buyers to use their homes as a primary residence. Home buyers cannot use Good Neighbor Next Door to purchase a second home or rental property.
The Good Neighbor Next Door sales program is available to home buyers who haven’t owned a home within the last year and haven’t used the Good Neighbor Next Door program previously. Co-purchasers must satisfy the same criteria.
Home buyers must agree to make their Good Neighbor Next Door home their sole residence for three years from the purchase date. Buyers must certify their occupancy annually. Buyers who move out early must repay the unused portion of their 50% discount. Military members called to active duty are exempted.
The U.S. Department of Housing and Urban Development makes Good Neighbor Next Door sales program available to home buyers in four professions: law enforcement, education, firefighting, and emergency medical services.
A home buyer qualifies for Good Neighbor Next Door as a law enforcement officer when meeting three conditions:
Law enforcement agencies may be federal, state, local, or tribal, including the District of Columbia, the Commonwealth of Puerto Rico, the Virgin Islands, and other U.S. territories.
Law enforcement officers of a county, parish or political subdivision are also eligible for Good Neighbor Next Door.
The Good Neighbor Next Door sales program is available to home-buying firefighters who:
Firefighters may work for federal, state, local, or tribal governments and serve in any firefighting role, including as a technician, engineer, inspector, and ranger.
Part-time employees are ineligible for the Good Neighbor Next Door sales program.
Emergency Medical Technicians who work with fire departments, hospitals, and ambulatory services can buy HUD homes via Good Neighbor Next Door. EMTs must meet the following criteria to qualify:
EMTs may work for federal, state, local, or tribal governments and serve in any EMT-related role, including as a paramedic, an ambulance driver, and a first responder.
School teachers qualify for the Good Neighbor Next Door sales program when meeting the following conditions:
Teachers in any state-accredited public or private school are eligible for Good Neighbor Next Door. Administrators, coaches, and other school employees are not program-eligible.
Home buyers can finance their Good Neighbor Next Door home with any mortgage for first-time home buyers, including low-down-payment mortgages. The program may also be combined with home buyer tax credits and local down payment assistance.
FHA mortgages are the default low-down payment mortgage for Good Neighbor Next Door. Home buyers who use FHA financing with Good Neighbor Next Door can make a $100 down payment instead of the FHA’s standard 3.5 percent down payment. The minimum required credit score for an FHA mortgage is 500.
Home buyers can use the FHA 203k construction loan to buy a HUD home and finance its repairs. Up to $35,000 is available for major and minor repairs, including new roofing, new HVAC, and adding curb appeal.
FHA 203k-backed purchases are eligible for a $100 down payment.
HomeReady is a 3% down conventional mortgage loan for home buyers in low-to-moderate income neighborhoods. HomeReady offers reduced mortgage rates and more straightforward qualifications than standard conforming mortgage loans.
HomeReady requires a minimum credit score of 620.
Home Possible is a 3% down, conforming mortgage loan for home buyers in low-to-moderate income neighborhoods. Like HomeReady, Home Possible provides lower mortgage rates and reduced qualifications than other conforming mortgage loans. Home Possible requires a minimum credit score of 660.
USDA mortgages are no-down payment mortgages backed by the U.S. Department of Agriculture for homes in rural and less-dense suburbs. USDA loans offer low mortgage rates and inexpensive mortgage insurance. USDA loans require a minimum 620 credit score.
VA mortgages are 100% mortgages for military veterans, active duty members, and surviving spouses. The Department of Veterans Affairs backs VA loans. VA loans never require mortgage insurance and require a 580 credit score for Good Neighbor Next Door home buyers.
No, only some HUD homes qualify for Good Neighbor Next Door. HUD homes must also be located in a HUD Revitalization Area to qualify.
Revitalization Areas are neighborhoods with lower homeownership rates and income than area averages. Revitalization Areas are defined in the National Housing Act and identified periodically by HUD.
Home buyers should get pre-approved for a mortgage first, then look for Good Neighbor Next Door homes for sale on the government’s official website. Once a buyer identifies a home for sale, a real estate agent can submit a bid on their behalf.
No, the U.S. Department of Housing & Urban Development requires home buyers to work with HUD-registered real estate agents when buying a HUD home for sale.
Good Neighbor Next Door is available to all home buyers who have not owned a home in the last twelve months. First-time home buyers and repeat home buyers are eligible.
Home buyers can use the Good Neighbor Next Door program only once.
Yes, first-time home buyers can use down payment assistance and cash grant programs as part of their Good Neighbor Next Door home purchase.
There is no homeownership education requirement for Good Neighbor Next Door. However, education is beneficial. First-time homeowners who complete a homeownership education class are less likely to default.
This article, "What Is The Good Neighbor Next Door Program?" draws on the author's professional mortgage experiences and references information found at these authoritative websites:
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Good Neighbor Next Door is a government-supported housing program that sells homes at a 50% discount.
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