First-Time Home Buyer Guide: Delaware

Delaware at a Glance

Can You Afford a Home in Delaware?

Here is what it takes to buy the median Delaware home ($355K) under three common down payment scenarios, using a 6.5% mortgage rate and the 28% income rule. All figures include principal, interest, property taxes (0.56%), and homeowners insurance ($1K/yr).

Delaware’s First-Time Buyer Program

How Delaware’s Program Works

The DSHA Homeownership Loan provides down payment assistance to help eligible first-time buyers cover upfront costs. The program is administered through the state housing finance authority and works in conjunction with qualifying first mortgage products. Assistance is typically delivered at closing and applied directly toward the down payment and, in some cases, closing costs.

The specific terms — repayment schedule, interest rate, and forgiveness provisions — vary by program year and funding availability. Contact a participating lender to get the most current details on the assistance structure and how it integrates with your primary loan. Many buyers find that even modest DPA substantially changes the affordability math, turning a home that seemed out of reach into one that fits the budget.

Eligibility Requirements

While specific requirements vary by program year, the DSHA Homeownership Loan typically requires:

• First-time buyer status: Generally defined as not having owned a home in the past three years. Some programs make exceptions for veterans or buyers purchasing in targeted areas.
• Income limits: Household income must fall below a threshold set by the program, often tied to the area median income (AMI). Limits vary by county and household size.
• Purchase price caps: The home price must not exceed a maximum set by the program, which is typically aligned with FHA loan limits or a percentage of the area median home price.
• Homebuyer education: Completion of a HUD-approved homebuyer education course is required. Many programs accept online courses, which take 4-8 hours.
• Occupancy: The home must be your primary residence. Investment properties and second homes do not qualify.
• Minimum credit score: Most programs require a credit score of at least 620-640, though FHA-backed options may accept lower scores.

How to Apply

The application process for the DSHA Homeownership Loan generally follows these steps:

1. Find a participating lender. The program works through approved lenders — not all mortgage companies participate. Check the state housing authority website for a lender directory.
2. Complete homebuyer education. Enroll in and finish a HUD-approved course before or during the application process. Keep your certificate of completion; lenders will need it.
3. Get pre-approved. Your participating lender will evaluate your income, credit, and debts to confirm you qualify for both the first mortgage and the DPA program.
4. Find a home within program limits. Work with a real estate agent to find a property that meets the program price cap and any property condition requirements.
5. Apply through the program. Your lender submits the DPA application alongside your primary mortgage application. The two are processed together, and the assistance is delivered at closing.

Closing Costs in Delaware

On the Delaware median home of $355K, expect to pay approximately $12K in closing costs (3.3%% of the purchase price). This total typically includes title insurance, title search fees, recording fees, appraisal ($400-$600), credit report ($30-$50), lender origination charges, and prepaid escrow items (property taxes and homeowners insurance). Your actual costs will vary with the purchase price, lender, and loan type.

Delaware imposes a real estate transfer tax of 4%, adding approximately $14K on a $355K purchase. At 4%, this is one of the higher transfer tax rates in the country and represents a significant portion of your closing bill. In many Delaware transactions, the transfer tax rivals or exceeds title insurance and lender fees combined. Negotiate with the seller to split this cost — who pays is often a matter of local custom and contract terms.

With closing costs running 3.3%% of the purchase price, Delaware is on the higher end nationally. To manage this, consider negotiating seller concessions — where the seller agrees to pay a portion of your closing costs as part of the deal. In a balanced or buyer-friendly market, asking for 2-3% in seller concessions is common and can save you thousands at the closing table. Alternatively, some lenders offer credits that cover closing costs in exchange for a slightly higher interest rate.

Delaware is an attorney-closing state, meaning a licensed attorney must oversee the real estate transaction. Attorney fees typically run $500 to $2,000 and are included in your closing costs. While this adds expense, it provides legal review of all documents and title work.

Buying Timeline & Advice for Delaware

The Delaware median home price of $355K puts it in the moderate range nationally. First-time buyers have the full range of financing options: FHA loans at 3.5% down ($12K), conventional loans at 5% ($18K) or 20% ($71K), and VA or USDA loans for eligible borrowers. Combined with closing costs of roughly $12K, plan to save between $24K and $83K depending on your loan type.

A typical home buying timeline in Delaware runs 3-6 months from the start of your search to closing day. Expect to spend 2-4 weeks getting pre-approved, 4-8 weeks searching and making offers, and another 30-45 days from contract to close. In competitive markets within Delaware, homes may move faster — having your pre-approval and DPA documentation ready before you start looking gives you an edge.

Plan your timeline carefully: start improving your credit score and reducing debts at least 6-12 months before you want to buy. Enroll in homebuyer education early — it is a requirement for most DPA programs, including the DSHA Homeownership Loan, and it will help you understand the process. Save consistently, automate transfers to a dedicated house fund, and get pre-approved before you start touring homes. First-time buyers who are well-prepared before entering the market close faster and negotiate better.

Cities to Consider in Delaware

Home prices vary significantly across Delaware. Here are cities in the state, sorted by median home price, to help you target your search.

Next Steps

Ready to take the next step? Use these tools to crunch the numbers for your situation:

Common Questions

First-Time Buyer Guides: Northeast Region