Your first home.
A clearer way to get there.
Understand the process, compare renting with buying, and find the assistance worth asking about before you commit.
Start here Request Buying with ClarityWhat happens when a website connects you with an agent?
What this means for your search
In my view, lead costs, commission splits and the number of clients an agent accepts are useful questions because they shape how a business is run. A heavy workload or weak handoff can leave a buyer with less focused attention. That is a service risk to evaluate with any agent, not a conclusion about every agent on a platform. Team support can also free an agent to spend more time with clients.
The business model does not establish an agent's experience or service quality. Ask about recent work with homes like the ones you want, current client load, direct availability and how the agent has helped a buyer decide not to purchase. A newer agent's supervision and support matter too.
A property-search website can be useful for discovering homes. The way it connects you to an agent is a separate business relationship worth understanding.
Zillow: advertising and referral relationships
Zillow's agent business includes paid advertising and a Preferred program in which participating agents or brokers pay a success fee when a referred transaction closes. Buyer referral pricing varies by market, transaction price and connection date. The connection is a commercial arrangement; it does not by itself tell you how much time the agent will devote to your search.
Here is how the money typically divides on a referred purchase: Zillow takes about 40% of the buyer agent's commission, the agent's brokerage takes about 30%, and the agent takes home the remaining 30%, before brokerage transaction fees and errors and omissions (E&O) insurance.
What the website gets out of the connection
Searching homes on Zillow is free for buyers because buyers are not the paying customer. Agents are. The largest share of Zillow's revenue comes from its residential business, which is mostly what agents and brokerages pay for buyer connections, either as advertising or as a share of the commission when a referred purchase closes. Zillow also earns money when a buyer gets a mortgage through Zillow Home Loans and when agents pay for its Follow Up Boss software. When you click "contact an agent" or "request a tour," your request becomes a lead that is routed to an agent who pays for it.
None of that makes the agent a poor choice. It does mean the agent has a paying relationship with the website, and the website may track the agent on goals beyond your purchase, such as how many buyers get preapproved with its own lender. You are never required to use a lender that a website or an agent suggests. Ask the agent whether you came through a paid referral, whether any lender or preapproval goal is tied to their referrals, and get loan estimates from at least two lenders before you choose.
Lawsuits over Zillow's referral program
Zillow's referral program is the subject of current lawsuits in federal court in Seattle. In Dupuis v. Zillow, a proposed class action brought by real estate agents, the agents allege that Zillow uses its share of home search to charge referral fees of 35% to 40% of the commission and to pressure agents to steer buyers toward Zillow Home Loans preapprovals. On September 28, 2026 the judge denied Zillow's motion to dismiss, so the case goes forward. That ruling is not a finding that Zillow did anything wrong, and Zillow denies the claims.
In a separate case brought by home buyers (Taylor and Armstrong), the buyers allege they were steered to Zillow Home Loans in violation of federal real estate settlement law (RESPA). The judge dismissed that case in July 2026 and allowed the buyers to refile; they filed a narrower amended complaint in August 2026. Zillow says its buyer tools are free, transparent and optional. These cases are ongoing, and their outcome is not known.
Dupuis v. Zillow ruling · Taylor and Armstrong amended complaint · July 2026 dismissal
Zillow annual disclosure · Zillow Preferred pricing
Redfin: brokerage agents and a support team
Redfin's published Next model combines employee agents, commission splits, customer introductions, benefits and staff support. The company describes support for scheduling, follow-up tours and transaction coordination. Ask who will attend your tours, review the house with you and handle negotiations, and how information travels between them.
When several people share one purchase (the agent, tour associates, a transaction coordinator, other support staff), every handoff is a place where a detail can slip through the cracks or an important contract deadline can be missed. Ask who personally owns your inspection, financing and closing deadlines from offer to keys, and how you will hear about each one.
Redfin also has a separate Partner Agent referral network. Those agents are not Redfin employees and pay referral fees on successful referred transactions. Ask which arrangement you are being offered. Redfin Partner Agents · Partner referral model.
How accurate are Zillow and Redfin price estimates?
Both sites publish their own accuracy. As of October 15, 2026, Zillow reports a nationwide median error of 1.77% for homes listed for sale and 7.20% for homes that are not on the market. Redfin reports 1.90% for homes for sale and 7.44% for homes not on the market. A median error means half of homes sell within that percentage of the estimate and half sell further from it.
The for-sale numbers look precise partly because the estimate can see the list price, which is set with an agent's pricing work. For a home that is not listed, a 7.2% median error on a $600,000 home means that half the time the estimate misses by more than about $43,000, in either direction. Neither estimate has been inside the house, so it cannot see condition, updates, layout, the lot or the street. Use these numbers as a starting point, and lean on recent comparable sales and an inspection before you decide what to offer.
Zillow: What is a Zestimate? · About the Redfin Estimate
What I want you to experience: a clear explanation of what we know, what still needs investigation, what might affect your budget, and what your choices are before you commit. Early screening gives those conversations a place in the process before inspection bills and emotional investment accumulate.
Who counts as a first-time homebuyer in Oregon?
You may qualify even if you have owned a home before. A common test is whether you have owned a principal residence during the three years before buying. The exact rule belongs to the program, so a lender or housing counselor needs to check your situation.
For example, OHCS FirstHome uses a three-year lookback, with specific targeted-area and veteran exceptions. NextStep does not require first-time status. Portland DPAL also uses a three-year ownership test. One program's definition does not automatically qualify you for another.
OHCS FirstHome eligibility · NextStep eligibility · Portland DPAL
Bring the whole picture. Tell the counselor about a spouse's ownership, inherited interests, a manufactured home, a divorce, or a home you no longer occupy. Exceptions for particular circumstances must be checked against the program you are applying for. “First-generation buyer” is a separate category with its own rules.
You do not need to know every answer before starting. Your first useful step is a realistic household budget and a conversation about the programs that fit your income, savings and intended location.
Buying with Clarity: an in-depth guide to the buying process.
Buying with Clarity is my guide to buying a home in Portland, from the first conversation to the keys.
It walks through the buying process in plain language, including showings, Portland homes, pricing and the Oregon buying timeline. Read it at your own pace, then bring me the questions that matter to you.
Ask the hard questions before you fall in love.
Beautiful photographs can draw you in before you know what a home will ask of you. My approach brings the building and your repair tolerance into the conversation early, informed by a 23-year career in structural engineering.
That background covers architecture and building design as well as structure: how a house is put together, how its layout, light, materials and systems work as one, and why it was designed the way it was. A home has to work well and feel right. As we tour, you learn to read a house this way too, so you can weigh what is beautiful, what is practical and what will cost you, and make the call with both in view.
We review available information and visible conditions before deciding whether an offer makes sense. If an early concern makes a house a poor fit, identifying it then can spare you an unnecessary inspection bill, another round of appointments, and the strain of backing away after becoming attached.
Screening homes early saves you three things: the money you would spend inspecting the wrong house, your time, and your emotional energy.
That is an opportunity to avoid wasted spending, not a promise of savings on every house. Screening does not uncover every defect and is not a home inspection, engineering evaluation or warranty. Professional inspections remain essential for a home you choose to pursue.
What we look at early
- Water and the site: visible drainage patterns, roof runoff, staining and questions about basement or crawlspace moisture.
- Design and how it lives: layout, flow and light, the home’s architectural style and era, original features worth keeping, and later changes that work against the house.
- The building: visible movement, alterations, retaining walls and conditions that call for a specialist.
- Major systems: apparent roof condition, equipment age where documented, and questions about electrical, plumbing and heating systems.
- The paper trail: available disclosures, permits, prior reports and unresolved questions. Missing records are uncertainty, not proof that work is defective.
- Your decision: proceed, investigate further, or keep looking. You decide how much uncertainty and work fit your life.
No destructive testing, unsafe access or claim that a showing replaces licensed inspection services.
Portland rent vs. own calculator
Compare the full cost of staying, not just rent against a mortgage payment.
There is no required minimum annual rent increase. Zero percent is our no-increase scenario, not a statutory floor. For ordinary covered Oregon tenancies, the published cap is 9.5% for 2026 and 10% for 2027. Future annual caps can change. Newer units and other exemptions matter.
Portland's relocation-assistance rules for certain increases of 10% or more are separate from the state cap. This calculator does not determine whether a rent notice is lawful.
Oregon published caps · ORS 90.323 and 90.324 · Portland renter protections
Example assumptions, not current market quotes. Replace these with comparable homes and lender estimates. The first 12 months keep the starting rent; modeled increases happen once a year after that. Repeating 10% is a stress test, not a forecast or a statement that every future increase will be legal.
Position after 10 years
Both paths start with the same available cash. The renter invests the unused purchase cash. Each month, whichever path costs less invests the difference. Buying includes sale costs and repayment of the remaining mortgage at the end.
| Rent scenario | Rent-path cash spent | Buy-path cash spent | Renter investments | Buyer sale equity + investments | Buy minus rent |
|---|
What appreciation does to the result
Equity comes from two places: the loan you pay down each month and any rise in the home’s value. This table keeps your rent assumption and changes only the yearly appreciation.
| Home value change | Home value | Value gain | Principal paid down | Equity after sale costs | Buy minus rent |
|---|
See the year-by-year comparison for your rent assumption
| Year | Monthly base rent | Monthly ownership cost at year end | Mortgage balance | Equity after assumed sale costs | Buy minus rent position |
|---|
How the calculation works and what it leaves out
Fixed-rate monthly amortization. Annual rent and expense steps; monthly investment compounding using the annual return assumption. Home value changes annually. Maintenance is modeled as money spent, not a reserve returned at sale. Mortgage insurance lasts for the number of months entered; use your lender's schedule. Property tax growth is an assumption, not an application of Oregon's assessed-value rules.
Cash-spent columns exclude investment transfers and selling costs; the final-position comparison includes selling costs. Down payment and principal payments are cash outlays that build equity. Negative sale equity is allowed. Investment gains and home appreciation are uncertain.
The tax estimate is federal only: each year it compares itemized deductions with and without the home (mortgage interest on up to $750,000 of loan, or $375,000 if married filing separately; property tax plus Oregon income tax up to the 2026 state-and-local cap; your other itemized deductions) against the 2026 standard deduction, grown with the cost-inflation assumption, times your bracket. The savings are spread across each month, though in real life they arrive when you file or through lower withholding. It leaves out the Oregon return, the mortgage-insurance deduction, the cap’s income phase-out and the alternative minimum tax.
What the sale-cost percentage stands for. The “Sale costs” input is one number for everything it takes to sell. In the Portland area that usually includes: real estate commissions (negotiable, and set in your listing agreement and any buyer-agent arrangement); the owner’s title insurance policy, which Oregon sellers customarily pay; the seller’s share of escrow and recording fees; Washington County’s transfer tax of $1 per $1,000 of price (Multnomah and Clackamas counties have none); repairs or credits agreed after the buyer’s inspection; and preparing the home, such as cleaning, painting, staging and photography. Prorated property taxes and paying off the loan also come out of the proceeds, but they are not extra costs; the calculator already subtracts the remaining loan. Taken together, sellers often land somewhere around 6% to 10% of the price, depending on commission terms, repairs and how much preparation the home needs. Change the input to match your plans.
Not included: taxes on investment gains/sale, moving costs, refundable rental deposits, unequal utility costs, special assessments, major surprise repairs, or assistance-loan balances and forgiveness. Add known immediate repairs and adjust annual costs. Get a separate calculation for FHA upfront insurance, financed fees, multiple loans or restricted-resale homes. All results are nominal future dollars and are not affordability or loan-qualification decisions.
Renting can be the better choice when flexibility, cash reserves or a shorter stay matter more. Buying may make sense when the home and full ownership budget fit your plans. Neither appreciation nor investment returns are guaranteed.
Oregon and Portland first-time buyer programs
Assistance can reduce the cash you need upfront. The important question is what you qualify for and what you will owe later.
Open a program below for its starting qualifications, obligations and official source. AMI means area median income; income limits may depend on household size, location and which household members count. A program listed here is not a reserved award.
Source review: October 9, 2026. This guide covers major statewide programs and Portland-area pathways, with official referrals for other counties. It is not an exhaustive inventory. Providers must confirm current funds and household eligibility.
OregonOHCS Flex Lending: FirstHomeFirst mortgage + optional second mortgage
Assistance of 4% standard or 5% for eligible focused demographics, calculated on the first mortgage note amount.
Who may qualify: Generally no principal-residence ownership in the previous three years. Targeted-area and qualifying veteran exceptions exist. County household-income and purchase-price limits apply. First-time buyers complete approved education. Owner occupancy within 60 days; lender underwriting required.
What to understand: Second lien required. At or below 80% AMI: 0%, no payments, conditional forgiveness after 30 years (4%) or 15 years (5%). Earlier sale, refinance, payoff, rental or default can require repayment. Above 80% AMI, assistance has monthly payments at the first mortgage rate plus one percentage point; term depends on tier.
Availability: Program published; lender must confirm reservation and terms.
OregonOHCS Flex Lending: NextStepFirst mortgage + second mortgage
Assistance of 4% standard or 5% for eligible focused demographics, calculated on the first mortgage note amount.
Who may qualify: Previous homeowners may qualify. Published qualifying-income maximum is $125,000 for borrowers, including nonoccupying co-borrowers. First-time buyers need approved education. Principal residence in Oregon; no additional residential real estate at closing for occupying borrowers. Underwriting applies.
What to understand: Second lien required. At or below 80% AMI: 0%, no payments, conditional forgiveness after 30 years (4%) or 15 years (5%). Earlier sale, refinance, payoff, rental or default can require repayment. Above 80% AMI, assistance has monthly payments at the first mortgage rate plus one percentage point; term depends on tier.
Availability: Program published; confirm current lender terms.
Oregon, through local providersOHCS community-provider down payment assistanceGrant or second lien, program dependent
Assistance through local organizations, including designated veteran funding. Award amount and structure depend on the provider and funding source.
Who may qualify: First-time and/or first-generation buyers at or below 100% AMI; approved buyer education and certified housing counseling. Provider-specific criteria and service areas apply.
What to understand: Confirm whether the actual award is a grant, forgivable loan or repayable debt. Do not add this amount to another award without written stacking approval.
Availability: Funding and intake vary by provider; county lookup required.
City of Portland; award-specific areasPortland Down Payment Assistance Loan (DPAL)Deferred second mortgage
Published awards up to $80,000-$100,000, depending on location and funding; some award money is reserved for improvements.
Who may qualify: No homeownership in three years; generally at or below 100% AMI, sometimes 80%; counselor and lender approval; HUD-approved education; at least $500 contribution; liquid assets at closing limited to $10,000. Other household and property requirements apply.
What to understand: 0% interest, fees apply. Sale, refinance or ending primary occupancy can trigger repayment. Conditional forgiveness begins at year 15. This is not immediate free cash.
Availability: Subject to funding availability. Start with a listed community partner.
Designated North/Northeast Portland opportunitiesN/NE Portland Homeownership Preference PolicyPreference pathway, not separate universal grant
Prioritizes applicants with documented historical or generational ties to areas affected by urban renewal.
Who may qualify: Opportunity-specific criteria; homeownership income generally at or below 100% AMI. Preference points and additional screening apply; preference does not guarantee housing.
What to understand: Underlying home or DPAL terms still apply.
Availability: Homeownership application round CLOSED on the City page checked October 9, 2026.
Eligible new homes within PortlandPortland HOLTELimited property-tax exemption
Up to ten years of exemption on eligible structural improvements. Land taxes remain payable.
Who may qualify: Builder starts application before permit. Published sale cap $455,000; buyer income generally 100% MFI using a four-person baseline, increasing above four; nonprofit rules differ. Property and bedroom requirements apply.
What to understand: Owner/property must remain eligible. Full taxes resume after expiration or disqualification. Budget for that change; not a first-time-only cash grant.
Availability: Property-specific approval required; annual program cap applies.
Qualifying Portland developmentsPortland affordable-housing SDC exemption homesBuilder cost reduction
Development-fee exemption can support qualifying affordable homes.
Who may qualify: Builder application and recorded agreement; buyer income and initial sale-price restrictions apply to the affordable-housing program.
What to understand: Not a check to the homebuyer. Distinct from Portland's temporary general residential SDC exemption.
Availability: Program published; confirm the particular home's restrictions.
Oregon; funding-specific service areasArrive, formerly Portland Housing CenterCounseling, lending and assistance access
Buyer education, mortgage preparation, lending, matched savings and assistance when eligible and available.
Who may qualify: Begin the First-Time Homebuyer program and individual assessment. Income, geography, credit and cash rules depend on the funding selected.
What to understand: Request the actual loan or savings agreement; amounts and availability are not universal.
Availability: Services published; award availability unconfirmed. Use arrivehomeownership.org, not the unrelated Arrive Home company.
Portland and funding-specific areasAfrican American Alliance for Homeownership (AAAH)Education, counseling and assistance access
City-listed DPAL partner offering buyer preparation and assistance pathways.
Who may qualify: Counselor determines household, income, property and funding eligibility; do not infer eligibility from the organization's name.
What to understand: City DPAL and other funding keep their own repayment terms.
Availability: City partner listing verified; individual award intake unconfirmed.
Provider/funding-specific areasHacienda CDC: Camino a CasaCounseling, education and matched savings
English/Spanish orientation, financial coaching and homebuyer preparation; published 5:1 IDA opportunity.
Who may qualify: Orientation is the first step; savings and assistance eligibility vary by program.
What to understand: Savings participation and education requirements apply. A published match ratio does not establish an available award.
Availability: Upcoming orientations published; funding availability requires provider confirmation.
Portland urban Native community; program-specificNAYA HomeownershipCounseling, education and financing referrals
Free culturally specific coaching, homebuyer education and connections to assistance and HUD Section 184 lending.
Who may qualify: Individual assessment considers household, income and relevant tribal-program requirements. NAYA states it is an equal housing opportunity provider.
What to understand: Each loan or assistance source has its own qualification and repayment terms.
Availability: Services published; specific award availability unconfirmed.
Portland; program-specificPCRI HomeownershipPreparation and assistance access
Rent-to-homeownership preparation and City-listed DPAL partner.
Who may qualify: Request current counseling, household-income, property and award criteria directly from PCRI.
What to understand: Program-specific funding agreement controls; no universal dollar award verified.
Availability: Program and City partner listing verified; intake and funds unconfirmed.
Listed Oregon counties and specific homesProud GroundCommunity land trust / shared equity
Below-market home purchase with long-term affordability restrictions.
Who may qualify: Published screening: 620 credit score, at least $50,000 annual household income, two years stable income, $3,000 savings plus closing costs; home-specific maximum income. Most homes require no ownership/title in three years, with exceptions.
What to understand: Ground lease and restricted resale formula limit appreciation retained. Review ongoing costs and future resale carefully.
Availability: Eligibility published; availability depends on listed homes or specific grants.
Portland-region project locationsHabitat for Humanity Portland RegionAffordable home purchase
Affordable mortgages for selected homes, with ongoing affordability protections.
Who may qualify: First-time or no ownership in three years; generally 35%-80% AMI; ability to repay and save; education/partnership requirements. Published minimum income $39,600, with household-size adjustments; no fixed minimum credit score, but credit history matters.
What to understand: Mortgage and resale restrictions apply. Homes are purchased, not given away.
Availability: Applications open only for available homes; mailing-list signup is not an application.
Washington County, OregonWashington County First HomePartner assistance and affordable homes
County funding supports down payment assistance and land-trust purchases through partner organizations.
Who may qualify: First-time, low/moderate-income households; education and partner-specific eligibility. The County lists Proud Ground, West Tuality Habitat, Habitat Portland Region and Portland Housing Center/Arrive.
What to understand: Different partner awards can have different repayment or resale restrictions.
Availability: Program published; current partner intake and award limits need confirmation.
Clackamas County / designated renewal areaClackamas CHAP: reopening not verifiedHistorical buyer-assistance pathways
The County 2025-2026 action plan reports buyer assistance postponed.
Who may qualify: Ask the County or an OHCS-listed counselor about current purchase options. Historical award limits are not current offers.
What to understand: The linked NCRA program is home rehabilitation, not evidence of an open buyer-assistance award.
Availability: Current reopening not verified. The older 2026-plan link could not be retrieved; no open funding claim is made.
Oregon, through participating providersOregon IDA InitiativeMatched savings
Matched savings for an approved purchase goal. Current law permits provider match ratios from 1:1 to 5:1 and caps total state-directed match at $20,000.
Who may qualify: Oregon residency, income limits and household net-worth rules; provider-specific criteria. Published net-worth threshold is below $20,000 with specified exclusions.
What to understand: SB 465 removed the statutory $6,000 annual cap. Providers can offer less and set their own savings plan and timeline; $20,000 is not a promised award.
Availability: Provider availability or waitlists must be checked.
Oregon home purchaseOregon First-Time Home Buyer Savings AccountOregon income-tax subtraction
2026 Oregon subtraction up to $6,285 individual or $12,570 for qualifying joint account holders, subject to income limits. This reduces taxable income, not tax dollar for dollar.
Who may qualify: Buyer has not owned/purchased a residence in the preceding three years; Form OR-HOME designation, qualifying costs, income limitations and time limits apply.
What to understand: Open the account before January 1, 2032; designate it with OR-HOME and use it within ten years of original opening. Nonqualified withdrawals can require tax addback and a penalty.
Availability: DOR amounts verified. Current statute extends the opening deadline beyond the older 2025 form instructions.
OregonOregon Veteran Home Loan (ODVA)State veteran mortgage
Separate state veteran loan benefit; not the federal VA guarantee.
Who may qualify: ODVA service eligibility must be established separately. Eligible Oregon primary residence and normal underwriting required; prior ownership does not automatically disqualify.
What to understand: Published maximum 95% LTV; mortgage insurance above 80% LTV. Not a universal zero-down loan.
Availability: Program published; obtain current lender quote and eligibility determination.
Eligible properties, including OregonFederal VA purchase loanGuaranteed mortgage
Potential no-down-payment financing and no monthly mortgage insurance; not first-time-only.
Who may qualify: VA Certificate of Eligibility, lender credit/income approval, sufficient entitlement and intended owner occupancy. Appraisal/value and loan circumstances affect cash needed.
What to understand: Funding fee may apply unless exempt; closing costs still exist.
Availability: Program published; lender approval required.
USDA-eligible rural Oregon addressesUSDA Section 502 Direct / GuaranteedTwo different mortgage programs
Potential low/no-down-payment financing; address eligibility is essential.
Who may qualify: Direct: low/very-low income, repayment ability and inability to obtain suitable alternative financing. Guaranteed: approved lender, qualifying household income generally up to 115% of median, primary residence and other program rules.
What to understand: Direct payment subsidy can be repayable upon transfer or ending occupancy. Guaranteed loans have their own fees. Not all Portland-metro addresses qualify.
Availability: Federal pages show open; funding and processing vary.
Oregon through participating lendersFHA / HomeReady / Home PossibleLow-down-payment mortgages, not grants
FHA can allow 3.5% down; HomeReady and Home Possible can allow 3%.
Who may qualify: Credit, debt, property, occupancy and lender rules apply. HomeReady/Home Possible qualifying-income ceiling generally 80% AMI. First-time status is not required for every product; education can be required.
What to understand: Compare mortgage insurance, fees, rate and full payment. A low down payment does not mean a low total cost.
Availability: Products published; request comparable Loan Estimates.
Eligible Native borrowers and approved areasHUD Section 184Indian Home Loan Guarantee
Specialized mortgage guarantee for eligible Native borrowers.
Who may qualify: Tribal eligibility, lender underwriting and approved property geography must be verified. NAYA can help navigate this pathway.
What to understand: A mortgage requiring repayment; obtain current down payment and guarantee-fee terms.
Availability: Program published; individual eligibility and availability require confirmation.
Inside Gresham city limitsGresham Welcome HomeDeferred assistance loan
Up to $40,000 with 0% interest and conditional forgiveness after 15 years.
Who may qualify: Low-income first-time buyers; $1,000 own contribution, education, lender approval and property inspection. Published price cap is $499,000 for closings from December 1, 2025. Verify the current income table.
What to understand: Primary occupancy and loan conditions apply. Obtain the current note and clarify early sale/refinance and any shared-appreciation provision; an older City flyer mentions shared appreciation.
Availability: Program published, funds not reserved or confirmed. The page income chart is labeled 2025.
East Multnomah County and listed nearby communitiesCDCO Home PathwaysBuyer preparation and veteran assistance pathway
English/Spanish classes and counseling. The provider currently describes down payment assistance for veterans only.
Who may qualify: Check service area, household eligibility and current funding directly with CDCO.
What to understand: Counseling is separate from an approved loan or grant. The provider says it is working toward HUD approval; this listing does not describe it as HUD-approved.
Availability: Services published; assistance intake and award amount unconfirmed.
Beaverton / Hillsboro / Washington CountyBeaverton and Hillsboro: local starting pointsCity and county referrals
Use city housing resources and Washington County First Home partners to find available affordable purchases and counseling.
Who may qualify: The specific provider, home and funding determine qualification.
What to understand: Historic city agreements and annual budget allocations are not proof of an available individual grant. No separate current city cash award is promised here.
Availability: Referral coverage verified; current award must be confirmed with the partner.
Statewide county/provider lookupFind help elsewhere in OregonOfficial counseling and assistance directories
OHCS provides a starting point for buyers outside the Portland metro area and for finding local assistance providers.
Who may qualify: Select your county and ask which providers serve your address and household; specialized tribal and disaster-recovery paths have additional rules.
What to understand: This guide is not an exhaustive inventory of all 36 counties or every tribal benefit. A referral is not an award.
Availability: Official directories published. Interactive county table was not fully exposed in research text retrieval; no county-by-county completeness claim.
Ask a counselor or lender these five questions
- Which income definition and household-size limit apply to me?
- Is funding currently available, and when must it be reserved?
- Is the help a grant, repayable loan, forgivable loan or resale restriction?
- What happens if I refinance, move out or sell?
- Can it combine with my mortgage and other assistance, and what is the total monthly payment?
And whenever you want guidance, I’m here to help you weigh the answers, advise you on your options and advocate for you through every step.
What can you write off when you buy a home?
Some homeownership expenses may reduce taxable income. A deduction is not a dollar-for-dollar refund. A tax credit reduces tax, while an addition to your home's basis changes the amount used to calculate a future gain. These are three different things.
Start with your whole return. Mortgage interest and property taxes generally help on your federal return only when you itemize. Compare allowable itemized deductions with the standard deduction you could claim without buying. For 2026, the basic federal standard deduction is $16,100 for single or married-filing-separately returns, $32,200 for joint returns, and $24,150 for heads of household. Additional amounts and restrictions can apply. IRS 2026 amounts.
Federal deductions to ask your tax preparer about
- Mortgage interest: qualified interest on debt secured by the home and used to buy, build or substantially improve it may qualify. For a new purchase, the usual acquisition-debt limit is $750,000, or $375,000 if married filing separately. This is a debt limit, not a deduction of the purchase price. Combined-home and other rules apply.
- Discount points: qualifying points on the purchase of your main home may be deductible in the year paid if the IRS conditions are met. Other points may need to be spread over the loan term. An origination, appraisal or processing fee does not become deductible interest just because it appears with points.
IRS mortgage-interest and points rules
- Property taxes: eligible taxes actually paid count toward the combined federal state-and-local-tax deduction. For 2026, the cap is $40,400, or $20,200 if married filing separately. It is reduced above modified adjusted gross income of $505,000, or $252,500 separately. This is a shared cap with other eligible state and local taxes, not a separate property-tax allowance.
- Mortgage insurance: qualified premiums can be deductible again beginning in 2026, subject to eligibility and income limits. The deduction phases out above adjusted gross income of $100,000, or $50,000 if married filing separately. Ask your preparer to confirm the allowable amount, premium type and timing.
IRS 2026 changes, including mortgage insurance and tax-deduction limits · 2025 law, section 70108
Closing costs: sort each line, not the total
| Cost | Typical treatment for a personal residence |
|---|---|
| Prepaid mortgage interest and your eligible share of property taxes | Potential itemized deductions, subject to the rules above. An escrow deposit is not itself a tax deduction; taxes generally must actually be paid to the taxing authority. |
| Title-search costs, owner's title insurance, recording fees, transfer taxes and certain acquisition legal fees | Generally included in basis, rather than deducted immediately. Keep the Closing Disclosure and invoices. |
| Down payment and mortgage principal | No personal income-tax deduction. The purchase price enters the home's basis; principal payments do not add it again. |
| Homeowners insurance, HOA dues, utilities, routine repairs and lender-required appraisal or credit-report fees | Generally no personal-home deduction. Loan fees and everyday ownership expenses are not all additions to basis either. |
IRS homeowners guide: closing costs, escrow, basis and personal expenses. Its 2025 mortgage-insurance discussion is superseded for 2026 by Publication 505 above.
Oregon has its own calculation
Oregon calculates its itemized deductions separately, so a federal standard deduction does not automatically settle the Oregon choice. Qualified mortgage interest and property taxes may matter on the state return, but Oregon income tax itself is not an Oregon itemized deduction. The published 2025 Schedule OR-A instructions explain the framework; confirm the final 2026 instructions and any state adjustments before estimating savings. Do not simply multiply every expense by your combined federal and state rates. Oregon Schedule OR-A instructions (2025).
Saving before buying: Oregon's designated First-Time Home Buyer Savings Account can offer a state subtraction for qualifying contributions and earnings. The published 2026 annual maximum is $6,285, or $12,570 for qualifying joint filers. The subtraction begins reducing above federal adjusted gross income of $104,000, or $149,000 jointly. Account and withdrawal rules apply. This is not a federal deduction or a refund of that amount. Using the account for an eligible inspection or closing cost does not make that bill a separate itemized deduction. Oregon savings-account rules. The opening deadline is before January 1, 2032, under ORS 316.798; older instructions showing a 2026 deadline have been superseded.
A simple illustration, not a tax estimate: suppose joint filers otherwise use the $32,200 standard deduction, and buying raises their total allowable itemized deductions to $40,000. The additional deduction is $7,800. If that entire amount saves tax at a hypothetical 22% federal rate, the saving is $1,716. It is not $40,000 back. Other deductions, limitations, credits and Oregon taxes can change the result.
Keep these records from the beginning
Save your Closing Disclosure, Form 1098, actual property-tax payment records, points and loan documents, assistance agreements, and receipts for capital improvements. Ask your preparer to compare your projected federal and Oregon returns with and without the purchase before building tax savings into your payment budget. Rental or business use needs a separate analysis.
Be cautious with older energy-credit checklists: federal sections 25C and 25D ended for new qualifying work after 2025 under their respective timing rules. Do not assume a 2026 upgrade earns those credits. Separate utility or state rebates need their own eligibility check. IRS energy-credit termination guidance.
Reviewed October 9, 2026. General education for a personal residence. The rent-versus-own calculator above includes an optional federal mortgage-interest estimate that you can turn off; it is not a tax calculation. Final filing-year rules and your actual circumstances control.
Buying
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NATHAN AUSTINBetter questions make better buying decisions.
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First-time buyer FAQ
Do I need 20% down?
Not always. Some conventional programs allow 3% down and FHA can allow 3.5%, subject to qualification. A lower down payment can change mortgage-insurance and borrowing costs. Compare the full payment and keep repair reserves. FHA guidance · Freddie Mac options.
Does “first-time” mean I can never have owned before?
No. Several programs use a three-year ownership lookback. Others allow repeat buyers. Your household and the particular program determine the answer.
Is down payment assistance free money?
Sometimes it is a grant, but often it is a second loan with repayment or conditional forgiveness. Land-trust homes have a different tradeoff: a lower price with limits on future resale. Read the actual terms before comparing offers.
Will screening let me skip the inspection?
No. Screening can identify questions and obvious mismatches earlier. A professional inspection and any specialist reviews appropriate to the property remain essential to understanding a home you intend to buy.
Should I wait until I have more savings?
That depends on your payment comfort, emergency cushion, expected time in the home and financing options. Run more than one scenario. There is no single date when everyone should buy.