Luminate PATH is available in every state except New York. If you are buying a primary residence outside New York and otherwise qualify, Ryan and Steve can structure a PATH FHA or PATH USDA first with an eligible forgivable or repayable second.
PATH first and second products can be used nationwide for eligible owner-occupied purchases — Indiana and every other state except New York.
Luminate PATH is not offered in New York. If you are shopping NY property, Ryan and Steve will recommend other down payment assistance or loan structures that fit that market.
Statewide availability does not replace property, occupancy, or borrower guidelines. The home must be an owner-occupied primary residence, and USDA purchases still need USDA-eligible geography, income, and property rules.
Credit floors (640 forgivable / 660 repayable), AUS DTI, and the universal PATH overlays still apply no matter which state you buy in.
Program availability can change. Ryan and Steve confirm your purchase state and product combination before you write an offer.
Related Luminate Path guides and down payment assistance resources.
1–2 unit homes, condos, PUDs, and qualifying manufactured homes.
Program overview and universal PATH eligibility rules.
PATH FHA and PATH USDA first mortgages with eligible seconds.
DTI is set by automated underwriting — not a fixed PATH cap.
Full guide — first mortgages, second options, and universal rules.
Compare PATH availability with other DPA programs.
Ryan & Steve verify PATH availability for your target state and match the right FHA or USDA first with assistance.
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.