2026 CITY OF MEMPHIS DOWN PAYMENT ASSISTANCE UP TO $25,000 FOR QUALIFED HOME BUYERS

2026 CITY OF MEMPHIS DOWN PAYMENT ASSISTANCE UP TO $25,000 FOR QUALIFED HOME BUYERS

Want to buy a home but need some down payment assistance to get the home you want? In this episode you will get the facts on various assistance programs available and some 100% financing loans too.

Host: #JoGarner #MortgageExpert (901) 482-0354

Co-host: #JenniferHart #CityofMemphisDownPaymentAssistance (901) 636-7474

Featuring: #SilvanaPiadade #TNrealtor #MSRealtor 901 647-6661

Subscribe for weekly Real Estate Mortgage Shoppe podcasts with show notes www.JoGarner.com

#downpaymentassistance #firstttimehomebuyer #memphismortgageloanofficer #midsouthrealtor #championforhomebuyers

LET’S GET STARTED…(Jo) Good morning, Memphis! Welcome to our internet listeners and podcast listeners across the 50 states! . You’re on Real Estate Mortgage Shoppe. I’m your host, Jo Garner, Mortgage Loan Originator. You can connect with me at www.JoGarner.com. Our topic today August 11th, 2026 is: 2026 CITY OF MEMPHIS DOWN PAYMENT ASSISTANCE UP TO $25,000 FOR QUALIFED HOME BUYERS. Thank you to attorneys Shelley Rothman and Rob Draughon of Griffin, Clift Everton and Maschmeyer Law Firm for sponsoring this episode. When you are ready to buy a home or refinance one, call Rob and Shelley for the title work and closing. 901 752-1133.

Introducing Jennifer Hart , Finance Manager for the City of Memphis Down Payment Assistance

(Jo) Jennifer Hart is with us in the Real Estate Mortgage Shoppe studio. Jennifer Hart is the Finance Manager for the City of Memphis Down Payment Assistance programs-a champion for first-time homebuyers in the city of Memphis. Jennifer, you have been working hard for many years to make homeownership possible for families who might not otherwise be able to own their own home.

(Jennifer has about 1.5 minutes to intro herself and talk about the services she offers her clients)

(Jo) Down Payment Assistance Programs that are making the dream of homeownership come true in 2026

The City-Wide Program for qualified homebuyers within 80% area median income for the number in their household. These buyers can buy homes anywhere in the City of Memphis city limits.

The Homebuyer Incentive Programs for Police and Fire Fighters who have been full-time working for the City of Memphis for a year or more. There are no income restrictions for these homebuyers and they can buy anywhere in the city limits of Memphis.

The Homebuyer Incentive Program for full-time employees of the Memphis Shelby County Schools who have been full-time for two years are more. There are no income restrictions for these buyers and they can buy anywhere in the city limits of Memphis.

The Homebuyer Incentive Program for Citizens who make over 80% of the median income for the area based on number of people in the household. These higher income-earning borrowers are limited to designated zip codes in the city of Memphis.

Penny Pago’s Story

Penny Pago had been married to her career. For the first ten years out of college she was at work early and did not get home until late. Her apartment was like a crash pad and she liked not having the responsibilities of keeping up a house. She earned a good income and invested the money left over into retirement funds and other investments.

But Penny had been watching the housing market and watching her friends who owned homes get wealthier year after year. Yes, they had to spend a little more time and money maintaining their homes, but the fixed rate 30-year loan kept their house payments low and steady. The values on their homes added tens of thousands of dollars to their net worth yearly.

Penny decided she wanted to buy a home too. Penny called me to see if she could get a mortgage preapproval letter. She told me the house had a beautiful stone exterior and brought back wonderful memories from her childhood. She wanted this house.

She was a first-time homebuyer but her income exceeded to the low-to-moderate 80% of the area median income, so she did not qualify for many of the local down payment assistance programs. The seller on the home she liked already had a couple of other home purchase offers. She could not make an offer and ask the seller to pay her closing costs because the seller would probably take a different offer. She would have to sell some of her investments to get the down payment and closing costs covered. Or would she?

Penny was income was indeed too high for most of the down payment assistance programs, but the stone covered home she wanted was located in a designated zip code listed by the City of Memphis Down Payment Assistance Homebuyers Incentive Program as being in an special geographic zone.

We got Penny approved on an FHA first mortgage and submitted her loan file to the City of Memphis Down Payment Assistance program under the Homebuyer Incentive Citizen’s Program.

This program would allow household income over 80% to 200% and it allowed these higher-income earners to use the City of Memphis Down Payment Assistance Program if they bought a home in the Designated Zip Code Areas to get 10% of the price or up to $25,000 in assistance. Penny had to invest 1% of the sales price. One percent down and some closing costs was a dream come true. Penny wouldn’t have to spend all of her savings.

(Jo) Jennifer Hart of the City of Memphis Down Payment Assistance programs, the work you do makes so many dreams come true. How are some ways your Memphis Down Payment Assistance programs make dreams of homeownership come true for people. Jennifer Hart starts launching into some of her topics until break. (about 3 minutes)

OUTRO: You’re on Real Estate Mortgage Shoppe. I’m your host, Jo Garner, Mortgage Loan Originator. I can make the mortgage process EASY for you with the right mortgage. Connect with me at JoGarner.com When we come back, we will be hearing more from Jennifer Hart of the City of Memphis Down Payment Assistance programs. Realtor Silvana Piadade with EXP Realty will be joining us too. Stay tuned.

2nd segment is after first break 8 minutes 50 seconds

( Waaka Waaka song in background ) COMIC QUERIES (you probably already know the

(JO) Riddle 1: I may be square, long, tall, or wide. But it’s the feeling inside that turns the tide. What am I?

(Jennifer) Answer: A home

(Jo) Today on Real Estate Mortgage Shoppe, we are talking about 2026 CITY OF MEMPHIS DOWN PAYMENT ASSISTANCE UP TO $25,000 FOR QUALIFED HOME BUYERS

I’m your host, Jo Garner, Mortgage Loan Originator . For your home purchase or a mortgage refinance you can brag about,. We can find the right mortgage product and make the mortgage process EASY on a traditional mortgage, on special programs and outside-of-the-box mortgage programs too. Connect with me at JoGarner.com

Jennifer Hart, Finance Manager for the City of Memphis Down Payment Assistance Programs.

901.636.7474

2^ND SEGMENT 8 MINUTES 50 SECONDS

TALKSHOPPE TIP

It’s time to talk shop with Talk Shoppe’s Tip. Talk Shoppe is a marketing company offering free education and networking to anyone interested in real estate or in business. Talk Shoppe is made possible by the financial support of its sponsors and advertisers. For more about Talk Shoppe, go to www.TalkShoppe.com (shoppe)

For our Talk Shoppe Business Tip today we have long-time MidSouth realtor Silvana Piadade of EXP Realty. Thank you, Silvana, for sponsoring Talk Shoppe in support of our local real estate and business community. Silvana, you help homebuyers and sellers in Tennessee and Mississippi. Realtor Silvana Piadade, what is our Talk Shoppe Business Tip today?

Tip:

TOPICS COVERED BY JENNIFER HART, CITY OF MEMPHIS DOWN PAYMENT ASSISTANCE

The different DPA programs that are offered
How much funding has been spent in the last few years
How the program positively effects homebuyers
We can also briefly talk about how the program can be layered with other DPA programs.

3^RD SEGMENT 12 minutes

( Small Victories Song by Allen McCool playing in background)

For Did You Know today…(see if you can guess the answer before we do)

(Jo ) QUESTION: What is the name of a well-known, Memphis blues musician whose career was launched by a millionaire donor?

(Silvana ) Hint #1: The patron donor was Robert Church Sr., born into slavery, built a massive real estate and business empire in Memphis and became the first African American millionaire in the American South. The Venue: In 1899, Robert Church Sr built Church Park and Auditorium on Beale Street—a 2,000-seat multi-use cultural center and hired this blues musician as the park orchestra leader and band director.

(Silvana) Hint #2: This financial backing, steady employment, and a prominent performance venue allowed this famous blues musician to develop, arrange, and premiere the compositions—such as “Memphis Blues”—that launched him to international fame. Who is this Memphis father of the blues?

(Jennifer) ANSWER: WC Handy

(Jo) Today on Real Estate Mortgage Shoppe, we are talking about 2026 CITY OF MEMPHIS DOWN PAYMENT ASSISTANCE UP TO $25,000 FOR QUALIFED HOME BUYERS

Jennifer Hart, Finance Manager for the City of Memphis Down Payment Assistance Programs. 901.636.7474

Silvana Piadade, Realtor with EXP Realty in TN and North MS 901 647-6661

www.findhomesinMemphis.com

Tip: If you want to build financial wealth, buy real estate. Buy your home. As the value of the home increases, get a 2^nd lien mortgage for funds to buy more property.

TOPICS COVERED BY JO GARNER, LICENSED MORTGAGE OFFICER

What are some of the most common programs you offer first-time home buyers?
Home Ready program through Freddie Mac You can find information for Home Ready programs anywhere in the country by going to https://www.fanniemae.com/singlefamily/homeready (97% Loan-to-Value, income restriction by the zip code –you can find this information for your zipcode anywhere in the country at https://homeready-eligibility.fanniemae.com/homeready/

Other Programs That Offer Down Payment Assistance: According to the Real Estate Today show through the National Association of Realtors, 90% to 95% of people needing down payment assistance to buy a home, do not know there are programs to help home buyers with the down payment .There are other down payment assistance programs available to first-time home buyers in Tennessee and other states other than Tennessee. Most of them have restrictions such as not owning a home within the last 3 years, income restrictions based on the number of people in the household and the location of the property. If you want to know more, Google “Down Payment Assistance” and the name of YOUR state and you should hit the jack pot. Many metropolitan cities have their own down payment assistance programs with certain restrictions

Your realtor usually know what programs are good and which ones may be not so advantageous. You can also check with Rob Chrane at Down Payment Resource, supported by Housing Finance Agencies across the country, for assistance programs in YOUR city and state. http://downpaymentresource.com/about/leadership/

Mortgage Programs with no down payment required- The Veteran Administration loan for eligible veterans, in most cases, is a 100% loan. USDA Rural Housing Loans, for those borrowers who qualify under special restrictions, can get into a home with a http://www.usda.gov/wps/portal/usda/usdahome and http://www.benefits.va.gov/homeloans/

What are some of the top tips you give first-time home buyers?

Determine if homeownership is right for you at the present time. How long to you plan on staying in the geographic area? If you plan on living in the area for at least 3 years or more, you need to look into owning your home instead of paying rent. With mortgage rates as low as they are today, you have a unique opportunity to have your mortgage payment less, in many cases, than the rent you would pay on a comparable property. If prices on homes continue to increase at a steady rate as they are now, you could be building quite a bit of wealth for yourself instead of your landlord. If you have listened to me long on the radio, you have heard me say, “trying to decide whether to rent or buy a home? You’re going to make a mortgage payment either way—yours or your landlord’s.”

FINALLY, A PLACE TO CALL HOME FOR FIREMAN GERRY GLYCKMAN AND HIS FAMILY

Gerry Glyckman (not his real name) has been serving as a fireman in the city of over a few years. His wife is currently a full-time mom taking care of their three children. The rent keeps going up and they want to buy a home closer to family for support and some help with child care. Gerry had tried a few months ago to get qualified to buy a house, but his income wasn’t enough and he didn’t have enough money to pay for the down payment and closing costs. Back then the maximum assistance was only $10,000.

I reworked the financing scenario for Gerry with the new down payment assistance terms of 10% of the home price up to $25,000 and now Gerry was only required to pay from his own funds 1% of the sales price. Gary now had enough to buy the house they wanted. The payment was still too high. To help the Glyckman family get an affordable payment. I found a first mortgage for them through Tennessee Housing Development Agency Homeownership for the Brave, which gave him a mortgage rate about a point and a half lower than the market mortgage rates because he was a city firefighter. Now he had the funds to close with the 2^nd mortgage City of Memphis Down Payment Assistance AND he could afford the payment on his special program on the first mortgage. It was time to confidently go and buy the house they wanted. Do you have a dream of owning your own home? MAKE YOUR PLAN. LET’S WORK YOUR PLAN. IF THE DEAL WORKS FOR YOU TODAY, LET’S DO IT TODAY. I can make the mortgage process easy. Connect with me at www.JoGarner.com You can email me at Jo@JoGarner.com or call me at (901) 482-0354

4^th Segment 8 minutes and 50 seconds

(THE SONG UpBeat Inspirations PLAYING IN BACKGROUND ) INSIGHTS & INSPIRATION Jo shares this story

Financial Assistance Made Dreams Come True

In the mid-1990s, a single mother in Scotland was surviving on government assistance and battling depression. Unable to afford a computer, she typed her manuscript on a manual typewriter.

She dreamed of publishing a seven-book series about a young wizard, but twelve publishers rejected it. Still, she kept believing.

Finally, a small publisher took a chance after the chairman’s eight-year-old daughter read the first chapter and demanded more. The author received a modest advance, followed by an arts grant that allowed her to write full-time. Then an American publisher paid $105,000 for the U.S. rights.

Her story reminds us that one “yes” can outweigh a dozen “no’s.” That determined author was J.K. Rowling

What is YOUR dream? Don’t listen to the naysayers. If you want to own your own home, consult with a good realtor. I would like to be your mortgage lender. Let’s talk about what you can accomplish with your mortgage. I can help you find the right mortgage or a combination of programs and make the process easy. Connect with me at (901) 482-0354 or JoGarner.com

(Jo) Today on Real Estate Mortgage Shoppe, we are talking about 2026 CITY OF MEMPHIS DOWN PAYMENT ASSISTANCE UP TO $25,000 FOR QUALIFED HOME BUYERS

Jennifer Hart, Finance Manager for the City of Memphis Down Payment Assistance Programs. 901.636.7474

Silvana Piadade, Realtor with EXP Realty in TN and North MS 901 647-6661

REAL ESTATE TIP OF THE WEEK

Jennifer Harts tip: Want to buy a home? Get preapproved by a mortgage lender BEFORE you start looking at homes. Please take advantage of the homebuyer’s education classes. You pay for what you don’t know.

Silvana Piadade’s tip: If you are getting calls from people you don’t know claiming they can buy your home with cash with no appraisal or closing costs, if the deal sounds too good to be true, it probably is not all that is being promised to you. Some companies are legitimate, but consult with a reputable realtor before you jump into a cash deal from strangers.

Jo Garner’s tip: The higher your credit score, the lower your borrowing costs. We can do a soft pull on your credit which will not hurt your credit scores. With this we can see if there are small, inexpensive tweaks you can do to raise your credit scores just enough to put you in a better position to save money on your mortgage.

ANNOUNCEMENTS:

Talk Shoppe equips with education, engages by offering connection opportunities between business people and empowers businesses in a supportive community. Talk Shoppe meets every Wednesday 9A-10A CT at Independent Planning Group’s conference room 110 at Clark Tower 5100 Poplar Ave 1^st floor Memphis, TN

Talk Shoppe’s new location sponsor starting at the end of August 2026 will be One City Church at 120 N East Yates Rd in Memphis. One City Church is committed to proving love works in Memphis and beyond.

For August 19^th, 2026 Talk Shoppe is being held at a special event location. Talk Shoppe on August 19^th will be at Hearthside Senior Living 7480 US-70 Bartlett, TN 38133. Director Donna Roach will be Talk Shoppe’s host this Wednesday.

Talk Shoppe this Wednesday August 19^th, 2026 Talk Shoppe will be meeting at 9AM central for “Arts Programs Build Connection and Enrich Lives” Claire Rutkauskas, Executive Director of Creative Aging.

This is a Health Talk powered by Mary Lou Nowak of Resource4Care.com, sponsored by Tim Flesner and Genell Holloway of Mid South Home Helpers 901 414-9696. Hosted by Talk Shoppe.

Talk Shoppe says thank you to Leah Anne Morse of All Things New Organizing and Moving Company. When it is time to move to your new home, whether it is your first home, a new home or when you are ready to downsize, Leah Anne Morse can organize you and move you to your new home. For a positive moving experience, call Leah Anne Morse of All Things New 901 488-9733.

Talk Shoppe thanks to Chuck Bohannon, booking agent for Santa Claus in the Mid-South. Book early for your holiday party and make happy memories for your loved ones and friends. Contact Chuck Bohannon today and book Santa for your holiday event 901 619-6436.

MAKE YOUR PLAN. LET’S WORK YOUR PLAN. IF THE DEAL WORKS FOR YOU TODAY, DO IT TODAY.

Subscribe for weekly Real Estate Mortgage Shoppe podcasts with show notes at www.JoGarner.com

SPECIAL NOTE: REAL ESTATE MORTGAGE SHOPPE DOES NOT ENDORSE 100% OF THE CONTENT ON THIS EPISODE. REAL ESTATE MORTGAGE SHOPPE RECOMMENDS THAT YOU CONSULT WITH A FINANCIAL, LEGAL OR OTHER CERTIFIED, LICENSED PROFESSIONAL BEFORE ACTING OR INVESTING ON ANYTHING YOU HEAR OR SEE FROM THE CONTENT ON THIS SHOW OR BLOG POSTS. THE INFORMATION WE SHARE ON REAL ESTATE MORTGAGE SHOPPE IS GENERAL IN NATURE MEANT FOR GENERAL EDUCATIONAL PURPOSES ONLY, AND NOT AN OFFER TO LEND. EXAMPLES GIVEN FOR ILLUSTRATION PURPOSES ON REAL ESTATE MORTGAGE SHOPPE AND MOST ARE BASED ON TRUE STORIES BUT WE USE FICTIONAL CHARACTERS AND DO NOT DIRECTLY REFLECT REAL PEOPLE OR EXACT DETAILS IN ANY OF THE SITUATIONS. JO GARNER IS A LICENSED MORTGAGE LOAN ORIGINATOR. (EQUAL HOUSING OPPORTUNITY)

QUOTE CORNER “When you turn the key to your new home, you turned the page to a new chapter in life.” SoldbyPrestige.com

ACKNOWLEDGMENTS AND CREDITS

REJOINS:

Allen McCool, Appraiser with Stephenson & Associates 901 763-2100
Craig and Karen Meadows of Meadows Homes of MS 901 620-7554
Mark Loden Mark Loden Personal Budgeting Service

Transitional Music: First Segment “WAAKA WAAKA” (PD) for Comic Queries; “Small Victories” ” by Allen McCool ( www.allenmccool.com )for Did You Know segment; “Upbeat Inspiration” by Ikoliksaj for Insights and Inspiration segment.

INTRO AND OUTRO THEME MUSIC “Country Roads” by Sergie Pavkin

PICK UP YOUR COPY OF “CHOOSING THE BEST MORTGAGE-THE QUICKEST WAY TO THE LIFE YOU WANT” by: JO GARNER

An essential guide for real estate professionals and their customers.

On Amazon and Barnes and Noble

____________________________________________________________________________________

Jennifer Hart,DPA Finance Manager

170 N. Main Street 4^th Floor

Memphis, TN 38103

901.636.7368

Jennifer.Hart@memphistn.gov

www.memphistn.gov/dpa

The OFFICE of DOWN PAYMENT ASSISTANCE (DPA) provides funds to help meet the down payment and closing cost requirements needed to complete the closing of a new or existing home. All properties must be located within Memphis city limits or designated areas per program guidelines. DPA administers the following programs:

Citywide DPA Programs:
Citywide DPA – maximum income limit is 80% area median income, and may purchase anywhere in the city limits.
Memphis Housing Authority DPA – current or recently displaced MHA residents, the maximum income limit is 80% area median income, may purchase anywhere in the city limits. 
DPA Homebuyer Incentive Programs:
Homebuyer Program Incentive Citizens (HIPC) – Maximum income limit is 200% area median income; must purchase within 15 designated areas within the city!
Homebuyer Program Incentive Police (HIPP) – Must be a uniformed officer with City of Memphis Police Department for a minimum of one year, no income limit, may purchase anywhere in the city limits.
Homebuyer Program Incentive Firemen (HIPF) – Must be a front-line firefighter with the City of Memphis Fire Department for a minimum of one year, no income limit, may purchase anywhere in the city limits.
Homebuyer Incentive Program Memphis Shelby County Schools (MSCS) – Must be a full-time Memphis Shelby County School Employee for a minimum of two years, no income limit, may purchase anywhere in the city limits.
Covid Housing Assistance Program (CHAP) – administer funds to a nonprofit organization to provide to families/individuals to prevent foreclosures and evictions in the city of Memphis.

For more information about Downpayment Assistance, please see the following: hcdaffordablehousing.com/hcd

ABOUT JO GARNER-MORTGAGE LOAN OFFICER:

www.JoGarner.com (901) 482 0354 jo@jogarner.com X @jogarner NMLS# 757308 (currently working with Everitt Financial dba Supreme Lending)

ONLINE LOAN APPLICATION : https://jogarner.supremelendingLO.com

“Whatever YOUR personal priorities are, my job is to help you get the mortgage terms that will give you bragging rights when you talk about it and help you score on hitting your goals .”

As a mortgage loan officer, my job is to help you get to the benefits you want from your financing terms. What is most important to you? I can help you find the financing terms that will help you get to what you want. What is your comfort level on a house payment? How much are you comfortable paying down,? What type of financing do you need to get the house you want to buy or refinance?

Different clients have different priorities in life—some are buying their first home with very little down payment funds. Some are recovering from medical challenges, divorces or preparing to send children to college and some are embarking on a long term goal of buying properties to build rental income.”

Jo Garner is a mortgage officer with extensive knowledge in helping her clients find the right mortgage program and making the refinance or home purchase mortgage process EASY. She offers conventional, FHA, VA or other loan programs for primary residences, second homes and investment properties.

Jo can help you look at rent vs buy, when it makes sense to refinance, how to get the best deal on your home purchase financing.

Jo Garner has been in the real estate/financing business for over 30 years. She grew up in West Tennessee and got her start in real estate in Portland, Maine where she first began her real estate career. She received her real estate education from the University of Southern Maine and was personally mentored in San Diego, California by Robert G. Allen, author of Nothing Down, Creating *Wealth and The Challenge.

On moving back to West Tennessee in 1987, she went into business buying and selling discounted owner-financed notes secured on real estate. In 1990 Jo went to work for a residential mortgage company and has been a mortgage loan officer for over 30 years.

In addition to her work in the mortgage field, Jo Garner is the primary sponsor and founder of Talk Shoppe in Memphis. www.TalkShoppe.com Jo Garner also host the radio show Real Estate Mortgage Shoppe airing on the Mighty 990 AM, 107.9 KWAM & streaming on the app https://mighty990.com/app with podcasts and show notes published on www.JoGarner.com Pick up Jo Garner’s book on Amazon or Barnes Noble “Choosing the Best Mortgage-The Quickest Way to the Life You Want”

2026 CITY OF MEMPHIS DOWN PAYMENT ASSISTANCE UP TO $25,000 FOR QUALIFED HOME BUYERS

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