PATH pairs two first-mortgage options — PATH FHA 30-year fixed and PATH USDA 30-year fixed — with any eligible PATH second-lien structure. Both are purchase loans that layer down payment assistance on top. USDA property, income, and geographic overlays still apply when you choose the USDA first.
PATH is built around FHA and USDA purchase financing only. Conventional, VA, jumbo, and renovation products are not eligible as PATH first mortgages.
Co-signors are not allowed on PATH files, and temporary interest rate buydowns are not permitted. Ryan and Steve screen your file against these overlays before you choose a property.
Once your first mortgage is set, you choose from four second-lien options — two forgivable (3.5%, no monthly payment) and two repayable (3.5% or 5%, 10-year amortizing or balloon).
PATH does not waive USDA requirements. If your first mortgage is PATH USDA, the property must be in an eligible rural area, household income must fall within USDA limits, and the home must meet USDA property standards — in addition to all PATH universal rules.
Property must be in a USDA-eligible area — Ryan and Steve verify the address before you write an offer.
USDA household income limits apply even though PATH itself has no stated income cap.
The home must meet USDA appraisal and property requirements on top of PATH occupancy rules.
Related Luminate Path guides and loan program resources.
Program overview — in-house DPA with FHA or USDA first mortgages.
10-year amortizing vs balloon repayable second structures.
640 for forgivable · 660 for repayable assistance.
No PATH income cap — USDA rules still apply on USDA firsts.
Full guide — all six PATH product combinations.
Compare PATH pairings with other DPA programs.
Broader FHA guidelines beyond PATH overlays.
USDA property, income, and geographic eligibility.
Ryan & Steve will match PATH FHA or USDA with the forgivable or repayable second that fits your property and profile.
Luminate Path programs are subject to borrower qualification, property eligibility, and lender approval. Rates, terms, and program availability may change without notice and are not available in all states. This page is educational — your scenario is underwritten against current guidelines.