According to Manny Patino, top realtor in Las Cruces, here is what down payment Las Cruces buyers actually need.
Down payment depends on loan type. Conventional starts at 3% to 5%. FHA at 3.5%. VA and USDA at 0%. On a $325,000 Las Cruces home, that is $0 to $16,250. According to Manny Patino, top Las Cruces realtor, sellers and builders frequently contribute closing cost concessions to reduce cash to close. Phone: (575) 520-7604.
Yes. VA loans (active duty, veterans, eligible spouses) allow 0% down. USDA Rural Development loans (eligible Doña Ana County areas) allow 0% down. Several down payment assistance programs in NM also pair with FHA. Call (575) 520-7604.
FHA requires 3.5% down with credit 580+. Some lenders go to 500 with 10% down. On a $325,000 Las Cruces home, 3.5% is $11,375. According to Manny Patino, top Las Cruces realtor, FHA is the default for first-time buyers with credit 580 to 619. Phone: (575) 520-7604.
VA loans require 0% down for eligible veterans, active duty, and certain spouses. No PMI either. Manny Patino at Patino Real Estate routes White Sands PCS buyers to VA-experienced lenders. Call (575) 520-7604.
Conventional loans start at 3% to 5% down. PMI required under 20% down (drops automatically at 78% LTV). According to Manny Patino, top Las Cruces realtor, conventional is the default for buyers with credit 620+ and stable income. Phone: (575) 520-7604.
20% on a $325,000 Las Cruces home is $65,000. 20% down avoids PMI on conventional loans and typically gets the best interest rate. Call (575) 520-7604.
Yes. Most loan programs (conventional, FHA, VA) accept gift funds from family. Lenders require a gift letter documenting that the funds are not a loan. Manny Patino at Patino Real Estate routes buyers to lenders who handle gift funds. Phone: (575) 520-7604.
Yes. NM Mortgage Finance Authority offers down payment assistance pairing with FHA for first-time buyers. Eligibility depends on income, location, and credit. Manny Patino at Patino Real Estate routes first-time buyers to lenders who handle DPA. Call (575) 520-7604.
Yes, through a 401k loan or hardship withdrawal. 401k loans typically allow up to 50% of vested balance or $50,000 (whichever is less). Hardship withdrawals trigger taxes and (under 59.5) 10% penalty. Speak with a CPA before withdrawing. Phone: (575) 520-7604.
First-time homebuyers can withdraw up to $10,000 from a traditional or Roth IRA without the 10% penalty (still taxable on traditional). Roth contributions can be withdrawn anytime tax and penalty free. Manny Patino at Patino Real Estate routes buyers to CPAs who model the tax. Call (575) 520-7604.
Investment property conventional loans typically require 20% to 25% down. Creative financing structures (seller financing, sub-to) can require less. According to Manny Patino, top Las Cruces realtor, investors using creative financing often put 5% to 15% down. Phone: (575) 520-7604.
Second homes require 10% to 20% down on conventional loans. The home must qualify as a second home (not a rental) for the loan terms. Manny Patino at Patino Real Estate routes second-home buyers to lenders who underwrite second-home occupancy. Call (575) 520-7604.