Being a single mom means juggling everything—work, childcare, bills—and somehow trying to plan for the future. Buying a home might feel out of reach, especially on one income. But the right loan program can make it possible.
Whether you’re looking for a place to settle down with your kids or hoping to stop renting and start building equity, there are mortgage options designed to help. This guide breaks down six of the best home loan programs for single moms, plus tips to help you prepare and qualify.
Why It’s Harder to Get a Mortgage as a Single Mom
Getting a mortgage on one income is tough. That’s the challenge many single moms face. Lenders want to see steady income, a low debt-to-income ratio, and a solid credit history. If any of those fall short, approval gets harder.
Down payments are another hurdle. Many lenders expect 10% to 20% upfront, which can be out of reach when you’re covering all expenses alone.
Even if you receive child support, it’s not always consistent—and some lenders may not count it. Irregular income can also make lenders hesitant.
That’s why finding the right loan program matters. Some offer flexible requirements and lower upfront costs, which can make buying a home more realistic.
6 Best Home Loan Options for Single Moms in 2025
Homeownership may feel out of reach when you’re managing everything on your own. But several loan programs offer low down payments, flexible credit rules, and help with upfront costs. Here are the best options for single moms in 2025—and how to choose the right one.
1. Down Payment Assistance Programs
Down payment assistance (DPA) programs can help cover upfront costs—either partially or in full. These programs are typically offered by state housing finance agencies, city governments, and nonprofit organizations.
What you might qualify for:
- Grants or forgivable loans to help with your down payment or closing costs
- Deferred-payment second mortgages with no interest
- State-specific programs for first-time or low-income buyers
Who it helps: First-time buyers, low-to-moderate income families, and anyone struggling to save for a down payment
How to apply: Start with your state’s housing agency website or talk to a local lender who offers DPA programs.
2. FHA Loans – Low Down Payment, Flexible Credit
FHA loans are one of the most accessible options for single moms. They’re backed by the Federal Housing Administration and offered through private lenders.
Why it helps:
- Down payments as low as 3.5%
- Credit scores starting at 580 (or 500 with 10% down)
- More lenient debt-to-income ratios than most conventional loans
Things to know: You’ll have to pay an upfront and monthly mortgage insurance premium (MIP), which usually lasts the life of the loan.
3. USDA Loans – No Down Payment for Rural and Suburban Homes
If you’re open to buying in a rural or suburban area, a USDA loan could offer 100% financing with no down payment required.
Why it helps:
- Zero down payment
- Lower interest rates than conventional loans
- More flexible credit standards
Requirements: The home must be in an eligible area, and your income must fall below local income limits (usually up to 115% of the median income in your area).
How to check eligibility: Use the property lookup and income tool on the USDA website, or work with a USDA-approved lender.
4. VA Loans – Exclusive to Veterans and Their Families
If you’re a single mom who is a veteran, active-duty service member, or surviving spouse, a VA loan offers unmatched benefits.
Why it helps:
- 0% down payment
- No private mortgage insurance (PMI)
- Low interest rates
Eligibility: You’ll need a Certificate of Eligibility (COE) from the Department of Veterans Affairs and must meet service requirements. The property must also pass a VA appraisal.
Next step: If a VA loan sounds like a good fit, your next step is to consult with a VA-approved lender. They’ll walk you through the process and confirm your eligibility.
5. Fannie Mae HomeReady® – Low Down Payment With Co-Borrower Flexibility
The HomeReady® program is designed for low-to-moderate income borrowers and first-time homebuyers. It allows single moms to qualify more easily—even if they need help from a non-occupant co-borrower.
Why it helps:
- 3% down payment
- Reduced private mortgage insurance (PMI)
- Co-borrowers don’t have to live in the home
- Rental income (like from a roommate) may count toward qualifying
Income cap: Your income must be below 80% of the area median income (AMI).
6. Freddie Mac Home Possible® – A Flexible Alternative to HomeReady
Similar to Fannie Mae’s program, Home Possible® also supports low-income buyers with a small down payment and relaxed rules.
Why it helps:
- 3% down payment
- Lower PMI than standard conventional loans
- Co-borrowers allowed
- Sweat equity and other non-traditional income sources may be accepted
Income cap: Also limited to 80% of the AMI in most areas.
Steps to Get Ready for a Mortgage as a Single Mom
Before applying for a mortgage, it’s important to get your finances in order and know what lenders are looking for. These steps can help you move forward with confidence.
- Set a clear budget: Know how much house you can afford based on your income, expenses, and existing debt. Factor in more than just the mortgage—property taxes, insurance, utilities, and repairs all matter.
- Explore low down payment programs: Many loan options require just 3% to 3.5% down. Look into FHA, USDA, and down payment assistance programs to reduce upfront costs.
- Start saving early: Even with help, you’ll likely need cash for closing costs or inspections. Open a separate high-yield savings account and set a monthly goal.
- Know your credit status: Check your credit report for errors and take steps to improve your credit score if needed. The higher your credit score, the better your loan terms.
- Ask for expert help: A HUD-approved housing counselor or experienced mortgage lender can walk you through your options and help you make informed decisions.
If you’re a low-income buyer, also look into state-level grants or special financing programs. These can lower your total out-of-pocket costs and improve your chances of approval.
See also: Best Home Loans for Low-Income Borrowers
What to Do If You Don’t Qualify for a Traditional Mortgage
If you’ve been denied a mortgage or don’t meet the requirements yet, don’t give up. You still have options that can move you closer to homeownership.
- Consider rent-to-own: This lets you rent a home with the option to buy it later. Part of your rent may even go toward the purchase price. It’s a way to lock in a future home while building your credit and savings.
- Look into owner financing: In some cases, the seller acts as the lender, and you make payments directly to them. This can be more flexible than going through a bank—especially if you’re still rebuilding your credit.
- Use a cosigner: A trusted family member or friend with stronger credit and income may be willing to cosign your loan. Just make sure both parties are aware of the risks.
- Look for ways to boost income: If your current income isn’t enough to save what you need, consider part-time work, freelance jobs, a side hustle, or selling items online. Even small extra earnings can add up quickly.
- Cut expenses where you can: Living below your means—even temporarily—can free up money for your down payment or emergency fund.
- Take time to prepare: If buying now isn’t realistic, focus on getting ready for next year. Work on improving your credit score, paying down debt, and building savings. Even small progress each month can put you in a much stronger position later.
Bottom Line
Buying a home as a single mom isn’t easy—but it’s absolutely possible. With the right loan program and a bit of preparation, you can find a mortgage that fits your budget and puts you on a path to long-term stability.
Start by exploring the options that match your situation, then connect with a lender or housing counselor who can guide you through the next steps. Homeownership might feel far off, but with the right support, it’s closer than you think.
Frequently Asked Questions
Are there any homebuying programs specifically for single mothers?
While most programs aren’t limited to single moms, many are designed to help low- to moderate-income families. Some state and city programs offer targeted assistance, and nonprofits like Habitat for Humanity may prioritize single-parent households. It’s worth checking with your local housing authority or community organizations.
Does child support count as income when applying for a mortgage?
Yes, many lenders will count child support as income—as long as you can show documentation that the payments are regular and will continue for at least three years. You may need to provide a court order, bank statements, or a history of deposits.
Can I get a mortgage if I have student loan debt?
Yes, but lenders will factor your student loan payments into your debt-to-income ratio. If your payments are high, it could affect how much you’re approved to borrow. Some loan programs, like FHA or HomeReady, may be more flexible with how they treat student loan debt—especially if you’re on an income-driven repayment plan.
Can I qualify for a home loan if I’ve filed for bankruptcy?
It’s possible, depending on the type of bankruptcy and how much time has passed. FHA loans require a two-year waiting period after Chapter 7 bankruptcy and just one year for Chapter 13 (with court approval). You’ll also need to show steady income and improved credit habits since the bankruptcy.
