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Butler County / City of Hamilton / City of Middletown Down Payment and Closing Cost Assistance Program (NHS of Hamilton)

Neighborhood Housing Services of Hamilton, Inc. (NHSH) on behalf of Butler County, City of Hamilton, and City of Middletown · Hamilton, Ohio

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Assistance

$1,000–$7,500

The maximum the program publishes — not an offer

Income limit

80% AMI

Of area median income; varies by county and household size

Price cap

$277,000

Highest purchase price the program allows

Repayment

Forgivable

Forgiven after 5 years

What is Butler County / City of Hamilton / City of Middletown Down Payment and Closing Cost Assistance Program (NHS of Hamilton)?

Butler County / City of Hamilton / City of Middletown Down Payment and Closing Cost Assistance Program (NHS of Hamilton) is a forgivable loan for homebuyers in Hamilton, Ohio, administered by Neighborhood Housing Services of Hamilton, Inc. (NHSH) on behalf of Butler County, City of Hamilton, and City of Middletown.

  • Neighborhood Housing Services of Hamilton, Inc. administers a Down Payment and Closing Cost Assistance (DPA) Program for Butler County, the City of Hamilton, and the City of Middletown. The assistance helps eligible homebuyers purchasing a home in those jurisdictions and is provided as a 5-year non-amortized forgivable loan toward down payment and eligible closing costs.
  • Forgivable loan of $1,000 minimum up to $7,500 maximum. City of Hamilton: up to $7,500, up to 50% of lender-required down payment, can cover 100% of reasonable closing costs and provide principal write-downs. Butler County: $7,500 not to exceed 6% of purchase price. City of Middletown: 6% of purchase price not to exceed $7,500.
  • This is a federal program, so it is available beyond a single state or city.
  • Funding comes from HUD HOME Investment Partnerships Program funds via Butler County, City of Hamilton, and City of Middletown.

How much assistance does it provide?

Butler County / City of Hamilton / City of Middletown Down Payment and Closing Cost Assistance Program (NHS of Hamilton) offers between $1,000 and $7,500 in assistance.

  • Amounts are the program's published maximums, not an offer — Neighborhood Housing Services of Hamilton, Inc. (NHSH) on behalf of Butler County, City of Hamilton, and City of Middletown determines any individual award.

Do you have to pay it back?

Butler County / City of Hamilton / City of Middletown Down Payment and Closing Cost Assistance Program (NHS of Hamilton) is forgiven after 5 years, so a buyer who stays that long does not repay it.

  • Repayment is triggered by Failure to occupy as principal residence or sale/transfer before the end of the 5-year forgivable term; remaining pro-rated balance collected at closing from sale proceeds.
  • The assistance is recorded in second position.
  • Forgiveness and repayment terms are set by the program and can change — confirm them on the official program page before applying.

Who qualifies?

Butler County / City of Hamilton / City of Middletown Down Payment and Closing Cost Assistance Program (NHS of Hamilton) is open to buyers who will live in the home as their primary residence.

The program requires

  • The home is occupied as a primary residence
  • A completed homebuyer education course
  • 5-year non-amortized forgivable loan; 20% forgiven each year. Pro-rated balance repaid if borrower fails to occupy as principal residence or sells before the 5-year term ends; secured by a subordinate mortgage held by the municipality where the property is located. Borrower must contribute at least $500 of own (non-gifted) funds. 8 hours of pre- and post-purchase counseling required (Hamilton). Homebuyer Education Certificate from a HUD-approved agency required (valid 1 year). All bankruptcies must be at least 2 years from discharge. Property must pass a Housing Quality Standards (HQS) inspection and be free of lead-based paint hazards. First mortgage must be a fixed-rate, fully amortizing loan with escrows. City of Hamilton applicants must authorize verification of immigration status. No cash back at closing; DPA cannot pay off personal debt. Condominiums eligible only in Butler County and City of Middletown. NOTE: borrower must purchase within the specific qualifying jurisdiction; verify current city/county allocation and funding availability (first-come, first-served).

The program excludes

  • Purchases above the $277,000 price cap
  • Households above 80% of area median income

These are the program's own published rules, not a decision about any individual — the administering agency and a lender determine who actually qualifies.

What are the income limits?

Butler County / City of Hamilton / City of Middletown Down Payment and Closing Cost Assistance Program (NHS of Hamilton) limits household income to 80% of the area median income, which varies by county and household size.

  • Total household income at or below 80% of area median income (AMI) per HUD; income from all household members 18+ counted (excluding full-time students). FY2025 HUD HOME income limits for Butler County effective June 1, 2025 (e.g., 1-person $62,650; 4-person $89,450). Total DTI not to exceed 43% (Butler County and Hamilton); City of Middletown housing ratio not to exceed 30% (with documented exceptions up to 43%).
  • Area median income figures are published by HUD and updated annually, so check the current table for the county before relying on a number.

What kind of home can it be used for?

Butler County / City of Hamilton / City of Middletown Down Payment and Closing Cost Assistance Program (NHS of Hamilton) caps the purchase price at $277,000.

Where does it apply?

Butler County / City of Hamilton / City of Middletown Down Payment and Closing Cost Assistance Program (NHS of Hamilton) is a federal program, so it is not limited to Ohio.

  • The program gives priority to designated target areas, so the address matters as well as the county.

How do you apply?

Applications for Butler County / City of Hamilton / City of Middletown Down Payment and Closing Cost Assistance Program (NHS of Hamilton) go through Neighborhood Housing Services of Hamilton, Inc. (NHSH) on behalf of Butler County, City of Hamilton, and City of Middletown, which publishes the current terms and the application steps on its own site.

  1. Take a homebuyer education course

    Required by the program before funds are reserved.

  2. Contact Neighborhood Housing Services of Hamilton, Inc. (NHSH) on behalf of Butler County, City of Hamilton, and City of Middletown to reserve funds

    Funds are reserved with the provider and are subject to availability.

  3. Work with a lender who handles the program

    Hey Prescott is not a lender and does not accept applications; this page describes the program so a buyer can take it to a lender or housing counselor.

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