Mississippi First-Time Home Buyer Grants 2026

Mississippi Home Buyer Programs Compared (2026)

Mississippi buyers can choose from 5 MHC home purchase products, plus one teacher grant and one city program in this guide, and only 2 of them are true grants. Each row uses what MHC or the city posted as of November 3, 2026.

Sources: MHC program pages, flyers (revised May 14, June 1 and August 4, 2026), Home4All FAQ, Daily Rates page and notices dated October 16, 2025 and August 20, 2026; City of Hattiesburg Community Development page, 2026 Annual Action Plan draft and DPA brochure. All checked November 3, 2026.

The plain version: Smart7 and Easy8 are liens that come due when you sell or refinance. Trusty10 is a real monthly bill, about $64 a month at 2% over 15 years. Home4All and HAT are the only two that can disappear entirely if you meet the occupancy or teaching terms.

MHC Income and Purchase Price Limits by County (May 18, 2026)

MHC uses two sets of limits: one for its mortgage revenue bond (MRB) products (Easy8, Trusty10 and JustRate) and a much lower set for Home4All. According to the MHC income limits data posted on its website, the MRB purchase price limit is $382,590 in target areas and $316,373 elsewhere, while Smart7 has its own statewide cap of $413,610 and a single income limit of $137,870. The MRB income table in MHC's flyers is marked "Effective as of 5/18/2026."

Sources: MHC income limits page (opens in a new tab) and MRB income limits (effective May 18, 2026); MHC Home4All income limits (opens in a new tab) and Home4All acquisition limits (opens in a new tab), which show no effective date (the Home4All flyer with the same price limits is revised August 4, 2026). County order uses Census Bureau population estimates for July 1, 2025. In counties marked as split, your lender checks whether the address falls in the targeted part.

Two patterns stand out. A family of three in a targeted part of Hinds County can earn up to $127,960 and still use Easy8, so most working households fit. Home4All is the opposite: a family of four in Hinds County tops out at $73,100, and an existing home can't cost more than $223,000.

How Far Mississippi's Down Payment Help Goes

Easy8's $8,000 equals 4.7% of Mississippi's $169,800 statewide median home value, according to Grantsights analysis of Census Bureau QuickFacts county medians for 2020-2024, which beats the 3.5% FHA minimum down payment. In 7 of the 10 counties below, Easy8 alone covers that down payment; in DeSoto, Rankin and Madison, it doesn't.

Calculation: $8,000 divided by each county's median value; FHA minimum down payment of 3.5% from HUD's loans page (opens in a new tab). Medians come from Census Bureau QuickFacts for 2020-2024 and run below 2026 sale prices, so real gaps are likely wider.

Notice also that the Madison County median ($311,100) is above Home4All's $259,000 existing-home cap there. Home4All works best in Hinds, Forrest and Lauderdale, where typical homes sit well under the caps.

The Rate Trade-Off Behind Smart7 and Easy8

MHC's own Daily Rates page shows a 1.05-point gap between JustRate (5.89% government) and Smart7 (6.94% government) on November 3, 2026. That gap is the price of the assistance, and it's worth doing the math before you pick a product.

Grantsights calculation using standard 30-year amortization at MHC's posted rates; $154,400 is the FHA loan on a $160,000 home with 3.5% down. Rates change daily and MHC says they're "subject to change depending on market volatility."

At those rates, Smart7's extra $106 a month adds up to its $7,000 in about 5.5 years, and you still owe the $7,000 when you sell. Easy8's extra $60 a month takes about 11 years to reach $8,000. If you can cover your own down payment, JustRate is the cheapest MHC loan; if you need help, Easy8 usually costs less than Smart7 for buyers who qualify for both.

Local Help in Jackson, Gulfport, Southaven, Hattiesburg and Biloxi

Of the 5 biggest Mississippi cities, only Hattiesburg posts a homebuyer program a resident can apply to directly, and even it hasn't posted a current dollar figure online.

Hattiesburg: forgivable loan, small budget

The City of Hattiesburg's Community Development page (opens in a new tab) lists "HOME Downpayment Assistant for First Time Homebuyers" among its programs with ongoing application periods. The city's DPA brochure, dated 2021, describes a forgivable loan of up to $20,000 for down payment or closing costs, for first-time buyers (no home in 3 years) at or below 80% of area median income, with an 8-hour HUD-approved homebuyer course required. Its 2026 Annual Action Plan draft, covering January 1 to December 31, 2026, budgets $50,000 in HOME funds for homebuyer help for up to 4 households. That's a small pot, so call Community Development at (601) 554-1006 early and ask what the current per-buyer maximum is. The city uses HOME recapture rules, so leaving before the affordability period ends means paying some back.

Jackson

The City of Jackson's HOME Investment page (opens in a new tab) says the Office of Housing and Community Development uses HOME funds for "assistance for first-time homebuyers," including down payment and closing costs, but it doesn't post an amount, income table, application or funding status. Ask the office directly. In the meantime, Hinds County buyers can use MHC's programs, and Home4All's $223,000 existing-home cap in Hinds fits most Jackson homes given the county's $159,900 median.

Gulfport, Biloxi and Southaven

Grantsights didn't find a current homebuyer assistance program for individual buyers on the City of Gulfport, City of Biloxi or City of Southaven websites as of November 3, 2026. Biloxi's site has only a 2011 news item about an older program. Buyers in Harrison and DeSoto counties should start with MHC. DeSoto buyers who are also looking across the state line in the Memphis area can compare our Tennessee home buyer programs guide.

Program ended in 3 Delta counties

MHC's DPA14 program, which matched its $7,000 assistance with $7,000 of county ARPA money for a total of $14,000 in Coahoma, Tunica and Washington counties, was offered "until April 30, 2026, or until funds have been expended," according to MHC's announcement. Ads still describing DPA14 are out of date unless MHC posts a new round.

FHA, VA and USDA Loans in Mississippi

All 4 MHC loan products sit on top of an FHA, VA, USDA Rural Development, Fannie Mae or Freddie Mac first mortgage, and the FHA minimum down payment is 3.5%, per HUD. MHC adds its rate and its second mortgage; the federal loan rules still apply underneath.

• FHA: low down payments and easier credit qualifying, according to HUD's loans page (opens in a new tab). On a $160,000 Mississippi home, 3.5% is $5,600, which Easy8 or Smart7 can cover.
• VA: no down payment if the price doesn't exceed the appraised value, though a funding fee may apply, per the VA purchase loan page (opens in a new tab). MHC also exempts veterans from its first-time buyer rule on Easy8, Trusty10 and JustRate.
• USDA guaranteed loans: for rural areas, with household income up to 115% of median income, according to the USDA Rural Development guaranteed loan page (opens in a new tab). Much of Mississippi outside the Jackson, Gulf Coast and DeSoto suburbs may qualify, so check the address on USDA's eligibility map.

For more on how these loan types differ, see the national first-time home buyer guide, and for USDA's direct loans and repair help, our USDA housing grants guide.

What Mississippi Home Corporation Doesn't Tell You

Grantsights compared MHC's buyer pages with its lender documents, rate sheet and notices and found 6 gaps worth knowing before you sign.

1. The credit score "depends on the lender," but the servicer sets a floor. MHC's program pages say credit requirements follow participating lender guidelines. The servicer sheets MHC posts for lenders list a 640 minimum for Standard Mortgage Corporation and 620 for Renasant Bank. A 630 score can work with one lender and fail with another.
2. There are fees behind the program. The Standard Mortgage Corporation sheet lists a $500 document review fee, a $91 tax service fee, an $85 compliance review fee and a $50 lock extension fee due to MHC on MHC loans. Ask your lender whether any of these show up on your Loan Estimate.
3. The $2,000 Trusty10 Plus 2 grant has run dry. MHC's June 11, 2026 announcement with Mississippi REALTORS described it as limited, and the Daily Rates page shows $0 available as of November 3, 2026.
4. The MCC is gone for now. MHC's October 16, 2025 notice says it suspended the Mortgage Credit Certificate because it needed its full bond cap for its other programs. Lender blogs that still list a Mississippi MCC are out of date.
5. Home4All's "eligible area" isn't defined on the page. The Home4All page and flyer say the home "must be in an eligible area" but don't list which areas qualify. Email home4all@mshc.com with the address before you make an offer.
6. Recapture tax can apply to bond loans. Easy8, Trusty10 and JustRate use mortgage revenue bond income limits, and MHC's Trusty10 lender resources include a "Potential Recapture Form." According to IRS Form 8828 instructions, if you sell within 9 years of getting a loan funded by tax-exempt bonds, you may owe recapture tax, capped at 50% of your gain. It depends on your income in the year of sale, so many sellers owe nothing, but read that form at closing.

Common Mistakes and Red Flags for Mississippi Buyers

Most trouble with Mississippi assistance comes from 5 avoidable mistakes, nearly all made before the contract is signed.

• Calling Smart7 or Easy8 a grant. A common mistake is assuming the $7,000 or $8,000 goes away. It's a lien. Sell after 4 years or refinance when rates fall, and it's paid from your proceeds.
• Picking the biggest number without checking the rate. Trusty10's $10,000 comes with a second monthly payment for 15 years. Buyers often underestimate how much a 1-point higher first mortgage rate costs over time; run the table above with your own loan amount.
• Shopping above Home4All's cap. Home4All's existing-home limit is $209,000 in most counties. Fall in love with a $230,000 house in Forrest County and you've lost access to a grant worth up to $25,000.
• Skipping or rushing the class. MHC requires pre-purchase homebuyer education for every product, and Home4All requires all adult household members on the deed to complete an 8-hour course. Book it before you start touring homes.
• Paying for "grant help." A red flag is any website, caller or seminar charging a fee to get you a Mississippi housing grant. According to the FTC's government grant scams page (opens in a new tab), no government agency will contact you asking you to pay for a grant. MHC money only comes through MHC participating lenders.

If you'll need repair money after you move in, our guide to home repair grants for low-income homeowners covers federal and local options.

How to Apply for MHC Help, Step by Step

Getting MHC money takes 6 steps, and MHC's own buyer page says the lender must have a signed sales contract before it can reserve assistance for you.

1. Check your limits. Use the county table above. Compare your household's total gross income to the MRB limit (or $137,870 for Smart7), and to the Home4All limit if you might qualify for the grant.
2. Take homebuyer education. MHC's homebuyer education page (opens in a new tab) lists HUD-approved counseling agencies and online courses, including a free Fannie Mae option. For Home4All, the course must be through a HUD-approved housing counselor and run 8 hours.
3. Get pre-qualified by an MHC participating lender. Only an approved MHC lender can accept an application. Use MHC's participating lender list (opens in a new tab) and ask which servicer the lender uses, since that sets your credit floor.
4. Ask about stacking. Teachers should ask about HAT alongside Easy8 or Smart7. Low-income buyers should ask about Home4All. Hattiesburg buyers should call the city too.
5. Sign a contract under the price limits. The lender then reserves your MHC assistance. For Home4All, MHC runs an environmental review once it has the address and won't release funds before clearance.
6. Close and keep your papers. The assistance goes to the closing table. Keep the second mortgage note or grant agreement; you'll need it if you sell or refinance.

For example, a couple in Hinds County earning $56,000 and buying a $160,000 existing home in Jackson with an FHA loan would need a $5,600 down payment. They're under Home4All's $58,500 limit for two people in Hinds and its $223,000 price cap, and far under Easy8's $91,400 non-targeted limit. Easy8 could cover the $5,600 down payment and $2,400 of closing costs as a 0% deferred loan. Home4All could add up to $25,000 more based on MHC's need review, well under the 50% cap of $80,000. If Home4All came in at $15,000 or more, they'd need to live there 10 years for it to be fully forgiven; the $8,000 Easy8 is still due whenever they sell or refinance.

A teacher in the Hattiesburg Public School District has a different route. HAT can cover up to $6,000 of the cash needed to close, as long as the teacher puts in 1% of the price from their own money and teaches in the district for 3 years. MHC's flyer says HAT may be combined with Smart7, Easy8, Trusty10 or JustRate.

What to Do If Funds Run Out or You're Denied

2 of the programs in this guide, Trusty10 Plus 2 and the MCC, have no money available right now, and Home4All and Hattiesburg's DPA are both funded from limited federal HOME allocations.

• If Home4All or a city program can't fund you: MHC's Smart7 and Easy8 don't post funding balances and are reserved through your lender, so ask your lender to check reservations the same day you sign a contract.
• If you're over the MRB income limit: ask whether the address is in a targeted area, where the 1-2 person limit in Hinds rises from $91,400 to $109,680. If you're still over, Smart7's $137,870 limit may fit.
• If your score is under 620: a HUD-approved counselor from MHC's list can help you build a plan. Our guide on how to apply for grants as an individual explains how to sort real help from offers to skip.
• If buying has to wait: our rental assistance programs guide and HUD income limits guide cover help while you save.

The HUD HOME program guide explains the federal money behind Home4All and Hattiesburg's DPA, which can help you spot a county or nonprofit program not listed here.

If you'd like a quick check of which official programs match your situation, the free eligibility checker points you to official routes. It won't award money or file anything on your behalf.

Buyers comparing neighbors can see our Louisiana home buyer programs guide, and the Texas and Florida guides cover two larger southern markets.

Sources

• Mississippi Home Corporation, Programs overview (opens in a new tab) (checked November 3, 2026)
• MHC, Smart7 (opens in a new tab) and Smart7 flyer (opens in a new tab) (revised May 14, 2026)
• MHC, Easy8 (opens in a new tab) and Easy8 flyer with MRB income limits (opens in a new tab) (revised May 14, 2026; limits effective May 18, 2026)
• MHC, Trusty10 (opens in a new tab) and Trusty10 Plus 2 flyer (opens in a new tab) (revised June 1, 2026)
• MHC, JustRate (opens in a new tab)
• MHC, Home4All (opens in a new tab), Home4All FAQ (opens in a new tab), income limits (opens in a new tab), acquisition limits (opens in a new tab) and flyer (opens in a new tab) (revised August 4, 2026)
• MHC, Housing Assistance for Teachers (opens in a new tab), HAT flyer (opens in a new tab) and 2026-2027 HAT funding announcement (opens in a new tab) (August 20, 2026)
• MHC, SF Income Limits (opens in a new tab) (checked November 3, 2026)
• MHC, Daily Rates and available funds (opens in a new tab) (checked November 3, 2026)
• MHC, MCC Program Suspended Until Further Notice (opens in a new tab) (October 16, 2025)
• MHC, Mississippi REALTORS Partners with MHC in Trusty 10 Plus 2 Program (opens in a new tab) (June 11, 2026)
• MHC, MS Home Corp Launches DPA14 Program (opens in a new tab)
• MHC, Helping Homebuyers (opens in a new tab), Home Buyer Education Resources (opens in a new tab) and Participating Lenders (opens in a new tab)
• MHC lender documents: SMC Program Fees and Credit Overlays (opens in a new tab) and Renasant MHC Credit Overlays (opens in a new tab)
• City of Hattiesburg, Community Development (opens in a new tab), 2026 Annual Action Plan citizen draft (opens in a new tab) and Down Payment Assistance brochure (opens in a new tab) (2021)
• City of Jackson, HOME Investment Partnerships (opens in a new tab)
• IRS, Instructions for Form 8828, Recapture of Federal Mortgage Subsidy (opens in a new tab)
• HUD, Loans (FHA) (opens in a new tab)
• VA, VA purchase loan (opens in a new tab)
• USDA Rural Development guaranteed loan rules (opens in a new tab), as they apply to buyers in Mississippi
• U.S. Census Bureau, QuickFacts: Mississippi, Hinds, Harrison, DeSoto, Rankin and Madison counties (opens in a new tab) and Jackson, Forrest, Lee, Lamar, Lauderdale and Lafayette counties (opens in a new tab) (median value of owner-occupied homes, 2020-2024; population estimates July 1, 2025)
• FTC, Government Grant Scams (opens in a new tab)