PATH is for owner-occupied primary residences only. Eligible property types include one- and two-unit homes, condos, PUDs, and qualifying manufactured homes. Single-wide manufactured homes are ineligible, and renovation products are not allowed with PATH.
Single-family houses and duplexes that will be your primary residence.
Condominium units that meet FHA or USDA condo project guidelines for the first mortgage you choose.
Planned unit development homes that otherwise meet PATH and first-lien eligibility.
Manufactured homes that meet PATH and agency standards — single-wide units are not eligible.
Single-wide manufactured homes cannot be financed with PATH. Investment properties and second homes are also out — PATH requires an owner-occupied primary residence.
Renovation loan products are not allowed with PATH. If you need to buy and renovate in one loan, Ryan and Steve will review other programs such as FHA 203(k) or HomeStyle outside the PATH stack.
USDA PATH purchases still must sit in USDA-eligible areas and meet USDA property standards in addition to these PATH overlays.
Related Luminate Path guides and down payment assistance resources.
PATH is nationwide except New York.
Program overview and universal PATH eligibility rules.
PATH FHA and PATH USDA first mortgages with eligible seconds.
No minimum own-funds requirement on PATH.
Full guide — first mortgages, second options, and universal rules.
Compare PATH property rules with other DPA programs.
Ryan & Steve confirm PATH property eligibility — occupancy, unit type, and manufactured-home status — before you write an offer.
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.