BLT Realty

04/15/2026

I am a Buyer Broker.

03/21/2026

FYI

Housing: Criminal History and Disparate Impact II

HUD Policy Requirements

Policies that exclude persons based on criminal history must be tailored to serve the housing provider’s substantial, legitimate, nondiscriminatory interest and take into consideration such factors as the type of the crime and the length of the time since conviction.

Where a policy or practice excludes individuals with only certain types of convictions, a housing provider will still bear the burden of proving that any discriminatory effect caused by such policy or practice is justified. Such a determination must be made on a case-by-case basis.

03/21/2026

FYI

Housing: Criminal History and Disparate Impact

Another issue required a decision by HUD in 2015 when it addressed the discriminatory effects and disparate treatment that individuals with a criminal history were experiencing in the housing arena. Because of widespread racial and ethnic disparities in the U.S. criminal justice system, criminal history-based restrictions on access to housing are likely disproportionately to burden African Americans and Hispanics.

Thus, HUD determined that a disparate impact effect resulting from a policy or practice that denies housing to anyone with a prior arrest or any kind of criminal conviction cannot be justified, and therefore such a practice would violate the Fair Housing Act.

02/16/2026

FYI

01/21/2026

It’s finally a BUYER’S MARKET. 👏🏽

There were about 631,000 more home sellers than buyers last month — the largest gap in Redfin data going back to 2013.

01/01/2026

12/17/2025

FYI

ZERO DOWN MORTGAGE PROGRAMS

In 2025, several zero-down mortgage programs have returned or remain available for first-time homebuyers. These programs allow you to finance 100% of the home's purchase price, often targeting specific demographics or geographic areas.

Top Zero-Down Mortgage Programs

VA Loans: Available to active-duty service members, veterans, and eligible surviving spouses. These require no down payment and no private mortgage insurance (PMI).

USDA Loans: Targeted at low-to-moderate income buyers in designated rural or suburban areas. They offer 100% financing with competitive interest rates.

Navy Federal Credit Union "Homebuyers Choice": A private zero-down option for members that eliminates the need for PMI and offers fixed interest rates.

United Wholesale Mortgage (UWM) Zero Down: A newer program that provides a 3% down payment as a second lien loan (repayable upon sale or refinance), effectively allowing the buyer to put 0% down upfront.

Down Payment Assistance (DPA) Programs
If you do not qualify for the specialized loans above, you can achieve a "net-zero" down payment by pairing a low-down-payment loan (like a 3% Conventional or 3.5% FHA loan) with DPA grants or forgivable loans.

State & Local HFAs: Many state Housing Finance Agencies (HFAs) provide 0% interest, deferred-payment loans that cover the entire down payment. For example, New York’s SONYMA DPAL offers up to $15,000.

Homebuyer Dream Program (HDP): Offered through the Federal Home Loan Bank of New York, providing up to $30,000 for down payment and closing costs to eligible first-time buyers.

Community Bank Special Purpose Loans:

Some regional lenders offer internal programs that pay closing costs and require no down payment for qualifying residents.

Key Considerations for 2025
Second Liens: Be aware that many "zero-down" programs are structured as a second mortgage. This can put you "underwater" (owing more than the home is worth) initially if home prices do not rise.

Credit Requirements: While government-backed loans are flexible, most zero-down lenders still look for a minimum credit score around 620 to 640.

Income Limits: Many assistance programs are restricted to households earning below 80% or 100% of the Area Median Income (AMI).

12/14/2025

FYI: Did you know that in NYS you can buy a house and use your Section 8 Voucher to help pay your mortgage?

Check out the link below for your participating county.

The HCR Housing Choice Voucher (HCV) Homeownership Program helps first time homebuyers obtain and retain a home of their own by making monthly payments towards qualified homeownership expenses. To participate, a family or individual must have an HCV voucher and meet all program requirements. To .....

11/29/2025

FYI

‘Tis the season for discounts, and home buyers across the U.S. are cashing in on record-level price reductions.