Ocean County Consortium First-Time Homebuyer Program
O.C.E.A.N., Inc. (administering the Ocean County HOME Consortium)
Deferred second loan · Forgiven over 6 yrs · Income limits
Down payment assistance
84 programs a Holiday City South buyer could use — grants, forgivable loans, and tax credits. Free to explore, no SSN, no credit pull.
Free forever · No credit pull · 90 seconds
Programs available
Open to first-time buyers
Forgivable
Largest award
O.C.E.A.N., Inc. (administering the Ocean County HOME Consortium)
Deferred second loan · Forgiven over 6 yrs · Income limits
Northern Ocean Habitat for Humanity (NOHFH)
Down-payment assistance · New construction · Income limits
Forgivable loan · Forgiven over 10 yrs · Income limits
Federal Home Loan Bank of New York (via participating member lenders)
Forgivable loan · Forgiven over 5 yrs · Income limits
Federal Home Loan Bank of New York (via participating member lenders)
Assistance grant · Income limits
Federal Home Loan Bank of New York (via participating member lenders)
Assistance grant · Income limits
New Jersey Housing and Mortgage Finance Agency (NJHMFA)
Forgivable loan · Forgiven over 5 yrs · Income limits
Bank of America, N.A.
Assistance grant · Income limits
Housing Partnership (NeighborWorks HomeOwnership Center)
Deferred second loan · Income limits
Wells Fargo Bank, N.A.
Assistance grant · Income limits
Bank of America, N.A.
Assistance grant · Income limits
JPMorgan Chase Bank, N.A.
Assistance grant · Income limits
Columbia Bank (New Jersey)
Assistance grant · Forgiven over 2 yrs · Income limits
Fulton Mortgage Company (Fulton Bank, N.A.)
Forgivable loan · Income limits
PNC Bank, N.A.
Assistance grant · Income limits
Wells Fargo Bank, N.A.
Assistance grant · Income limits
Fulton Mortgage Company (Fulton Bank, N.A.) in partnership with Operation HOPE
Assistance grant · Income limits
TD Bank, N.A.
Assistance grant · Income limits
Forgivable loan · Forgiven over 5 yrs · Income limits
Forgivable loan · Forgiven over 5 yrs · Income limits
New Jersey Housing and Mortgage Finance Agency (NJHMFA)
First mortgage · Income limits
New Jersey Housing and Mortgage Finance Agency (NJHMFA)
First mortgage · New construction
Assistance grant · Income limits
First mortgage
Assistance grant · Income limits
Deferred second loan · Forgiven over 3 yrs · Income limits
Deferred second loan · Income limits
Assistance grant · Income limits
Assistance grant · Income limits
Assistance grant · Income limits
Assistance grant · Income limits
Assistance grant · Income limits
Assistance grant · Income limits
Assistance grant
Forgivable loan · Forgiven over 5 yrs · Income limits
Deferred second loan · Income limits
Deferred second loan · Income limits
Assistance grant · Income limits
Forgivable loan · Forgiven over 3 yrs · Income limits
Assistance grant · Income limits
Assistance grant · Income limits
Assistance grant · Income limits
Assistance grant · Income limits
Assistance grant · Income limits
Assistance grant · Income limits
Forgivable loan · Forgiven over 3 yrs · Income limits
Assistance grant
Forgivable loan · Forgiven over 5 yrs · Income limits
Deferred second loan · Income limits
Assistance grant · Income limits
Assistance grant · Income limits
Forgivable loan · Forgiven over 3 yrs · Income limits
Assistance grant · Income limits
Assistance grant · New construction
Forgivable loan · Forgiven over 3 yrs · Income limits
Deferred second loan · Income limits
Assistance grant · Income limits
Assistance grant · New construction · Income limits
Assistance grant
Deferred second loan · Forgiven over 3 yrs · Income limits
Assistance grant
Assistance grant
Assistance grant · Income limits
Assistance grant · Income limits
Assistance grant · Income limits
Shared-appreciation loan · Income limits
Assistance grant · Income limits
Assistance grant · Income limits
Deferred second loan · Income limits
Forgivable loan · Forgiven over 3 yrs · Income limits
Assistance grant · Income limits
Assistance grant · Income limits
Assistance grant
Assistance grant · New construction · Income limits
Assistance grant
Assistance grant
Assistance grant · Forgiven over 3 yrs · Income limits
Assistance grant · Income limits
Assistance grant · Income limits
Assistance grant · Income limits
Assistance grant · Income limits
Assistance grant · Income limits
First mortgage · Income limits
Assistance grant · Income limits
What’s local to Holiday City South
There are no programs run by Holiday City South itself. A Holiday City South buyer uses Ocean County’s programs, plus the statewide and federal ones above — all of which are open to them.
The closest city that runs its own program is Lakewood, about 10 miles away. City programs usually require the home to be inside that city’s limits — worth checking if you’re still choosing where to buy.
HUD puts the 2026 area median income for Ocean County at $140,600 for a four-person household. 21 of the programs listed here set an income limit as a percentage of that figure, which is why the same program admits a different income in a different county. Published limits for New Jersey →
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