Luminate PATH is Luminate Bank's in-house down payment assistance — a PATH FHA or USDA 30-year fixed first mortgage paired with one of four second-lien options so Ryan and Steve can match forgiveness, repayment, or maximum assistance to your file.
Unlike many state or nonprofit DPA programs, PATH is originated and underwritten through Luminate Bank. That means Ryan and Steve can quote a first mortgage and assistance layer in one conversation — then lock both when your purchase is ready.
You choose a PATH FHA or PATH USDA 30-year fixed purchase loan as the first lien, then pair it with a forgivable second (3- or 5-year, 3.5% assistance) or a repayable second (10-year amortizing or 10-year balloon, 3.5% or 5%).
PATH is available in every state except New York and is limited to owner-occupied primary residences. There is no first-time homebuyer requirement and no stated PATH income limit.
Every PATH file starts with a first mortgage choice, then an assistance layer that matches your credit and cash-to-close goal.
PATH FHA 30-year fixed or PATH USDA 30-year fixed. Both pair with an eligible PATH second. Credit floors differ depending on whether you choose forgivable or repayable assistance.
Four options: 3-year forgivable 3.5%, 5-year forgivable 3.5%, 10-year amortizing repayable (3.5% or 5%), or 10-year balloon repayable (3.5% or 5%).
| Buyer goal | Typical PATH fit |
|---|---|
| Lower monthly obligation | 3- or 5-year forgivable 3.5% — no monthly payment on the aid layer |
| Maximum cash help (5%) | Repayable 10-year amortizing or balloon second |
| FHA purchase with DPA | PATH FHA first + eligible PATH second |
| Rural / USDA-eligible area | PATH USDA first + eligible PATH second (USDA overlays still apply) |
Related Luminate Path guides and loan programs to compare before you apply.
3.5% forgivable vs 3.5% or 5% repayable — what that means in dollars.
How the 3.5% forgivable option differs from the repayable second loan.
640 for forgivable · 660 for repayable assistance.
When the 3.5% forgivable layer is forgiven — and when it comes due.
Full program guide — first mortgages, second options, and universal rules.
Compare PATH with Hoosier Homes, Chenoa, and other DPA.
How FHA 30-year fixed pairs with PATH assistance.
Ryan & Steve will match a PATH FHA or USDA first with the forgivable or repayable second that fits your credit and cash-to-close target.
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.