Down payment assistanceMaryland
Maryland Mortgage Program HomeAbility (Buyers with Disabilities)
Up to 25% of the purchase price, capped at $45,000, as a 0% deferred second loan
HomeAbility pairs a conventional 30-year first mortgage for up to 95% of the price with a second loan for up to 25% of the price, capped at $45,000. Together they can finance up to 105% of the purchase price, which covers the down payment, closing costs, or both. The second loan has no interest and no payment while you keep the first mortgage. It is due when you sell, transfer, refinance, or pay off the first mortgage. It is not forgiven.
This program has ended. It is listed so you know not to count on it.
Closed September 28, 2026: the state notified lenders that all HomeAbility funds are committed (MMP Directive 2026-11). Existing reservations are honored. No reopen date has been published; join the list and we will tell you if it reopens.
Last verified Nov 2, 2026. Program terms change; confirm with the administrator before you rely on them.
At a glance
- Amount
- Up to 25% of the purchase price, capped at $45,000, as a 0% deferred second loan
- Type of help
- Deferred loan
- Where
- Statewide, Maryland
- Run by
- Maryland Department of Housing and Community Development, Community Development Administration (Maryland Mortgage Program)
- First-time buyer
- First-time buyers, with exceptions
- Income limit
- Up to 80% of area median income
- Price limit
- Yes, see below
- Minimum credit score
- 640
- Homebuyer education
- Required
How the deferred loan works
A second loan with no interest and no payment. You repay it when you sell, refinance, or pay off the first mortgage.
- Interest: 0% on the second loan
- Monthly payment: None
- When you would repay: Due when you sell, transfer, refinance, or pay off the first mortgage
Who qualifies
- First-time buyers, with exceptions. First-time means no principal residence owned in the last 3 years. Waived for Targeted Area purchases and for honorably discharged veterans using the one-time exemption. You cannot own any other real property at closing.
- Income. Combined qualifying income of all borrowers must be at or below 80% of area median income for the county (MMP 80% AMI chart effective 2026-06-24, one figure per county). Examples: $107,200 in Baltimore City and the Baltimore metro counties, $131,280 in Montgomery, Prince George's, Frederick and Charles. Total household income must also fit the regular MMP county table.
- Price. Standard MMP maximum acquisition cost by county (effective 2026-06-24), for example $782,118 in the Baltimore metro counties and $1,306,974 in Montgomery and Prince George's.
- Property types: Single-family detached, Townhouse, Condo, Modular home, Manufactured home if the servicer approves. Must be your primary residence.
- A borrower must have a documented disability, or be the guardian, principal caregiver and co-resident of an immediate family member with a disability (any age).
- Documentation is one of: the CDA Certificate of Disability completed by a qualified professional; proof of disability income from Social Security (SSI or SSDI), the VA or a former employer; or a disability benefits application plus the Social Security decision. CDA decides what it accepts.
- Conventional first mortgage only, zero points. Liquid assets over 20% of the purchase price trigger an asset test.
- New construction must be in a Priority Funding Area. Lot size generally up to 4 acres.
- Other county or nonprofit loans can be used, but the HomeAbility second loan may be reduced to stay within 105% combined loan-to-value.
| Area | 1-2 people | 3+ people |
|---|---|---|
| Allegany County | $76,000 | $76,000 |
| Anne Arundel County | $107,200 | $107,200 |
| Baltimore City | $107,200 | $107,200 |
| Baltimore County | $107,200 | $107,200 |
| Calvert County | $122,560 | $122,560 |
| Caroline County | $76,000 | $76,000 |
| Carroll County | $107,200 | $107,200 |
| Cecil County | $98,160 | $98,160 |
| Charles County | $131,280 | $131,280 |
| Dorchester County | $76,000 | $76,000 |
| Frederick County | $131,280 | $131,280 |
| Garrett County | $76,000 | $76,000 |
| Harford County | $107,200 | $107,200 |
| Howard County | $107,200 | $107,200 |
| Kent County | $89,600 | $89,600 |
| Montgomery County | $131,280 | $131,280 |
| Prince George's County | $131,280 | $131,280 |
| Queen Anne's County | $107,200 | $107,200 |
| Somerset County | $83,680 | $83,680 |
| St. Mary's County | $122,560 | $122,560 |
| Talbot County | $94,000 | $94,000 |
| Washington County | $81,280 | $81,280 |
| Wicomico County | $83,680 | $83,680 |
| Worcester County | $88,880 | $88,880 |
How to apply
- 1Choose a lender from the MMP approved lender directory and tell them you want HomeAbility. It is closed as of November 2, 2026, so ask whether it has reopened.
- 2Collect your disability documentation (the CDA Certificate of Disability or benefit award letters) so the lender can submit it with the file.
- 3Finish an approved homebuyer education course within 12 months before settlement.
- 4After your contract is ratified the lender reserves the loan. Both the first mortgage and the second loan close together.
Watch out for
- HomeAbility is closed. MMP Directive 2026-11 (September 28, 2026) closed it in Lender Online, and as of November 2, 2026 the MMP rate sheet still lists it as closed with less than one reservation left. Funding has moved in rounds before, so ask an approved lender whether it has reopened before you plan around it.
- Two income tests apply: qualifying income against the 80% AMI chart, and household income against the regular MMP table.
- The second loan is repaid when the first mortgage ends. It is not forgiven.
- Partner Match is not available with HomeAbility.
HomeAbility can cover the entire down payment and closing costs for a qualifying buyer. Because funds run out, I treat it as a call-the-lender-today program.
Straight answers
Who counts as having a disability for HomeAbility?
A borrower with a documented disability, or a borrower who is the guardian, main caregiver and co-resident of an immediate family member with a disability. MMP accepts a Certificate of Disability from a qualified professional, proof of SSI, SSDI, VA or employer disability income, or a Social Security decision on a disability application.
How much can I get?
Up to 25% of the purchase price, capped at $45,000, as long as the first and second loans together stay at or under 105% of the price. On a $300,000 home that could be up to $45,000.
Do I have to repay it?
Yes, when the first mortgage ends: sale, transfer, refinance, or payoff. Until then it carries 0% interest and no monthly payment.
Is HomeAbility open right now?
No. MMP closed HomeAbility on September 28, 2026 (Directive 2026-11), and it was still closed on November 2, 2026. It has reopened in rounds before (most recently July 1, 2026), so an approved lender can tell you if new funds are released.
Sources
- MMP HomeAbility Loan product page (read Sep 22, 2026)
- MMP fact sheet: HomeAbility (updated 2024-07-23) (read Sep 22, 2026)
- MMP Directive 2026-11: MEDPAL and HomeAbility Programs are closed (2026-09-28) (read Nov 2, 2026)
- MMP Directive 2026-05: Reopening of HomeAbility (effective 2026-07-01) (read Sep 22, 2026)
- MMP Directive 2026-06: 2026 50% and 80% Area Median Income Limits (read Sep 22, 2026)
- MMP 2026 Area Median Income Limits chart (PDF) (read Sep 22, 2026)
- MMP daily interest rate sheet (reservation counts for HomeAbility) (read Sep 22, 2026)
Program details are summarized from public sources and change without notice. Funding badges reflect the last time we checked, not a guarantee of availability. This is buyer education from a real estate agent, not a loan pre-approval or a commitment to lend. Eligibility is decided by each program administrator and your lender. Equal Housing Opportunity.
Programs are the easy part. Timing is the hard part.
Most buyers lose assistance on a deadline, not on eligibility. Sean helps you map out the counseling, the lender conversation, and the contract dates so nothing slips.