Portland Metro · Oregon
Down Payment Assistance in Hillsboro (2026)
You've been doing the math for months. The spreadsheet looks the same every time — savings going in, rent going out, groceries cost more than they did two years ago, gas never fully came back down, and that raise you got last spring disappeared somewhere between utilities and the credit card balance you're finally paying off. The savings account grows, but the target keeps moving. You tell yourself you're close, and maybe you are, but "close" in 2026 feels different than it did five years ago. Homeownership is supposed to be within reach for someone earning what you earn, living where you live, doing what you do. The frustrating part isn't that it's impossible — it's that it feels like you're standing just outside the door with no way to close the last gap.
Here's what most Hillsboro buyers have never heard: a program called ONE+ by Rocket Mortgage changes that math directly. Put down 1% of the purchase price — on a $340,000 home, that's $3,400 — and Rocket Mortgage contributes 2% as a grant. Not a deferred loan. Not a second lien that follows you to the closing table when you eventually sell. A grant, which means it never gets repaid, ever. On a $340,000 purchase, that's $6,800 Rocket puts in alongside your $3,400, giving you 3% down at close with real equity from day one. The program isn't limited to first-time buyers — repeat buyers qualify too — and the income requirement is based on household earnings, not buyer history. The one constraint worth knowing upfront: ONE+ has a $350,000 maximum loan amount, which in Hillsboro's current market gets you into condos, select townhomes, and older single-family homes — a real but specific slice of the inventory here.
This guide walks through exactly how ONE+ works, where it fits in Hillsboro's market, and what Oregon's state bond programs offer for buyers whose purchase price or income falls outside ONE+'s parameters. The two programs serve different buyers. By the end, you'll know which one is yours.
Every other down payment assistance option in Oregon — whether it's the OHCS Flex Lending program, the Washington County First Home DPA, or the Portland Housing Center's second mortgage — is structured as a deferred loan. You borrow money at low or zero interest, it sits behind your first mortgage, and when you sell or refinance, it comes due. That structure is genuinely helpful. But it's not the same as a grant. ONE+ is structurally different: Rocket Mortgage contributes 2% of the purchase price — up to $7,000 — and that money never needs to be repaid under any circumstances. The buyer brings 1%. At close, there's 3% equity in the home and only one of the three parties put money in who expects to get it back.
The mechanics are straightforward. The buyer contributes 1% of the purchase price from their own funds. Rocket Mortgage grants 2% — capped at $7,000. The loan is a 30-year fixed conventional mortgage, and the maximum loan amount is $350,000. To qualify, household income must be at or below $102,640 for Washington County — that's the area's 80% AMI figure and the ONE+ ceiling. The minimum credit score is 620. PMI applies until the loan reaches 20% equity, exactly as it would on any low-down conventional loan. There is no first-time buyer requirement — repeat buyers who meet the income threshold are fully eligible, which sets ONE+ apart from most state and county programs that either require it or carve out narrow exceptions.
Here's what the math looks like side by side:
| ONE+ by Rocket Mortgage | Standard 3% Conventional | |
|---|---|---|
| Buyer's down payment | $3,500 (on $350K home) | $10,500 (on $350K home) |
| Grant from Rocket | $7,000 — never repaid | None |
| Total down at close | $10,500 (3%) | $10,500 (3%) |
| Net cash out of pocket | $3,500 + closing costs | $10,500 + closing costs |
| Upfront savings | $7,000 | — |
| Repayment required | No | N/A |
Elizabeth Davidson, top 2% Portland Metro broker at Cascade Hasson Sotheby's International Realty, has watched the Hillsboro market shift meaningfully over the past eighteen months. "ONE+ has opened real doors for buyers I would have told to wait twelve months ago," she says. "The income ceiling at $102,640 for Washington County is a good fit for a lot of Hillsboro households — Intel and Genentech employees early in their careers, school district staff, healthcare workers at Tuality. The buyers who are earning in that range and have been renting in Orenco Station or near Tanasbourne are often closer to qualifying than they realize. The grant structure means they're not piling up debt on the back end to get into the front door."
Her practical advice to buyers considering a DPA-assisted offer: come in as strong as possible everywhere else. "In neighborhoods like South Hillsboro and around the Quatama MAX corridor, sellers are used to seeing a range of offers — conventional, FHA, sometimes grant-assisted. What I tell ONE+ buyers is that the offer itself needs to be clean: strong earnest money, reasonable inspection timelines, pre-approval in hand from day one. A pre-approval from Rocket is credible and sellers recognize it. The grant doesn't weaken the offer — the sloppiness around the offer is what hurts buyers, not the program." If you're considering Hillsboro and want insight into which neighborhoods align with your priorities and budget, I'd welcome the opportunity to share what I've learned from helping hundreds of families make this move successfully.
A $350,000 loan maximum is the honest constraint of ONE+, and it's worth addressing directly. With Hillsboro's median sold price sitting at approximately $520,000, the math is clear: most single-family homes in Hillsboro are above ONE+'s reach. But "most" doesn't mean "all," and for buyers whose target is the sub-$360,000 range, real inventory exists — it's just specific.
At or below a $350,000 loan ceiling (assuming roughly 3% down, that means a purchase price near $360,000 or under), here's what the Hillsboro market typically holds:
| Price Range | What's Typically Available in Hillsboro | ONE+ Eligible? |
|---|---|---|
| Under $320K | Older condos, select HOA units in Tanasbourne, distressed listings | ✅ Yes |
| $320K–$360K | Townhomes, attached homes near Quatama, some older SFR with deferred maintenance | ✅ Yes |
| $360K–$450K | Entry-level detached SFR, South Hillsboro condos, newer attached product | ❌ Loan exceeds $350K ceiling |
| $450K+ | Majority of Hillsboro detached SFR, South Hillsboro planned communities, newer construction | ❌ Not eligible |
Oregon Housing and Community Services operates two channels of assistance for buyers whose needs go beyond ONE+'s parameters. Both are legitimate tools. Both are fundamentally different in structure from a grant, which is worth understanding before choosing between them.
The Rate Advantage option doesn't provide cash at closing — it provides a below-market fixed interest rate on a 30-year loan, which improves both monthly payment and qualifying power. This channel is designed primarily for first-time buyers, though veterans and buyers purchasing in IRS-targeted census tracts can access it regardless of prior homeownership. Income limits run roughly $98,000 to $138,000 depending on household size and county. On higher-priced Hillsboro homes, a meaningfully lower rate can make more of a real-world difference than a few thousand dollars in upfront cash. One disclosure the Rate Advantage program requires upfront: the IRS recapture provision. If a buyer sells within nine years, has experienced substantial income growth, and realizes a capital gain, up to 6.25% of the original loan may be recaptured. All three conditions must occur simultaneously — it's uncommon — but lenders are required to disclose it at signing.
The Cash Advantage channel pairs a slightly higher rate (still below market) with a deferred second loan equal to roughly 4–5% of the first mortgage amount. There are no monthly payments on the second lien. For borrowers at or below 80% AMI, forgiveness provisions may apply. For everyone else, the balance comes due at sale or refinance. The program works with FHA, VA, USDA, and conventional loans, which makes it accessible to buyers whose credit profile or loan type doesn't fit ONE+'s conventional-only requirement. Washington County's separate First Home DPA program operates similarly — a second lien structure with income targeting between 35% and 99% AMI, funded at approximately $1.06 million for FY2026/27.
The structural difference between ONE+ and any OHCS program is worth stating plainly: OHCS assistance is money you borrow at favorable terms. ONE+ is money that doesn't need to be repaid. Both solve the immediate problem of cash to close. Only one of them disappears completely after closing.
| ONE+ by Rocket | OHCS Rate Advantage | OHCS Cash Advantage | |
|---|---|---|---|
| Assistance type | True grant — no repayment | Rate reduction only (no cash) | Deferred second loan |
| Max loan | $350,000 | Up to county limit | Up to county limit |
| Income limit | ≤$102,640 (Washington County) | ~$98K–$138K by household size | ~$98K–$138K by household size |
| Cash at closing | ✅ Yes — up to $7,000 | ❌ No cash benefit | ✅ Yes — 4–5% of loan |
| Repayment required | Never | N/A | Yes — at sale/refi |
| Recapture tax risk | None | Yes (if 3 conditions met) | Yes (if 3 conditions met) |
| First-time required | No | Yes (with exceptions) | No (NextStep channel) |
| Loan types | Conventional only | FHA, VA, USDA, Conv | FHA, VA, USDA, Conv |
| Who processes | Rocket Mortgage directly | OHCS-approved lender only | OHCS-approved lender only |
| Education required | No | Yes | Yes |
The case for OHCS programs is equally clear in specific situations: when the purchase price exceeds ONE+'s ceiling, when the buyer needs an FHA or VA loan, or when household income falls between $102,640 and the higher OHCS limits. In those cases, Cash Advantage provides real closing cost help, and Rate Advantage reduces the payment on a higher loan amount in a way that $7,000 upfront cannot replicate. The honest answer for most Hillsboro buyers above $360,000 is that OHCS is the tool that fits — and it's worth using.
When buyers ask me about down payment assistance in Hillsboro, location within the city genuinely matters for long-term value. Orenco Station continues to attract strong buyer demand thanks to its walkability and MAX Light Rail access, and well-priced homes there regularly go under contract within days. Tanasbourne draws families for its retail access and established feel, while Southeast Hillsboro is gaining attention as newer inventory comes online. If you find a home you love under $750,000 in any of these areas, waiting around to figure out financing is rarely a winning strategy — assisted or not.
That's exactly why I encourage buyers to talk with a lender before they ever tour a home. Down payment assistance is only part of the picture. Your full monthly payment includes property taxes, homeowner's insurance, any HOA dues, and how your loan is structured — and that total can look quite different from what an online calculator suggests. I'd rather help you find a payment that feels genuinely comfortable, not just one you technically qualify for, so you're ready to move confidently when the right home appears.
| Item | Amount |
|---|---|
| Purchase price | $340,000 (example) |
| Buyer's 1% down | $3,400 |
| Rocket's 2% grant | $6,800 — never repaid |
| Total down payment | $10,200 (3%) |
| Estimated closing costs | $6,500–$8,500 (varies by lender credits, title, county) |
| Buyer's estimated total cash to close | ~$9,900–$11,900 |
Hillsboro's market has softened from its 2021–2022 peak, with homes spending an average of around 68 days on market as of mid-2026. That cooling works in favor of DPA buyers. In a multiple-offer environment, a grant-assisted offer can face resistance from sellers who view conventional cash-heavy offers as cleaner. In a market where sellers are negotiating and days on market are stretching out, a well-prepared ONE+ buyer with a solid pre-approval letter competes on real terms.
The inventory reality matters here. ONE+'s $350,000 loan ceiling puts serious pressure on the search in neighborhoods like South Hillsboro, Orenco Station, and the newer planned communities along the west side. Those areas are overwhelmingly above the ceiling. Where the program actually works in Hillsboro is in the attached and condo product near Tanasbourne, older townhomes in the Quatama corridor, and occasional distressed single-family listings in Central and Southeast Hillsboro. Buyers willing to work with those property types — often with renovation upside — will find ONE+ genuinely applicable.
For buyers targeting the $420,000–$550,000 range that represents the bulk of Hillsboro's detached inventory, OHCS Cash Advantage is the realistic DPA path. The combination of a slightly above-market rate on the first mortgage and a deferred second lien covering 4–5% of the loan is a known structure that Hillsboro sellers and their agents have seen before. It won't win in a bidding war against a clean conventional offer, but in a 68-day-on-market environment, it rarely needs to.
Local Expert Takeaway: For Hillsboro buyers with household income under $102,640 targeting homes in the $300,000–$360,000 range — particularly condos and townhomes near the Tanasbourne corridor or Quatama MAX stop — ONE+ is the sharpest tool available. No repayment, no second lien, same-day pre-approval. Buyers above that price ceiling should look seriously at OHCS Cash Advantage, especially if they're purchasing in South Hillsboro or Central Hillsboro where seller familiarity with the program is higher. The one mistake worth avoiding: waiting to apply because you think you're not ready. Run the pre-approval first and let the math tell you where you actually stand.
✅ ONE+ by Rocket Mortgage provides a true $7,000 grant — no repayment, no second lien — for Hillsboro buyers with household income at or below $102,640 purchasing at or under a $350,000 loan amount.
⚠️ ONE+'s $350,000 ceiling puts most of Hillsboro's detached single-family inventory out of range. Buyers above that price point should evaluate OHCS Cash Advantage or the Washington County First Home DPA program.
📍 Hillsboro's current days-on-market of roughly 68 days creates real opportunity for DPA buyers — a softening market is the DPA buyer's best friend.
Is there down payment assistance available in Hillsboro, Oregon?
Yes — Hillsboro buyers have access to multiple programs in 2026. ONE+ by Rocket Mortgage provides a $7,000 grant for purchases at or under a $350,000 loan amount. Oregon's OHCS programs — including Cash Advantage and Rate Advantage — cover higher purchase prices through deferred second liens and rate reductions. Washington County's First Home DPA program also provides direct assistance to households earning between 35% and 99% of Area Median Income.
What is the income limit for ONE+ in Washington County?
The ONE+ income limit for Washington County is $102,640 — this is the area's 80% AMI threshold and applies to the entire household, not just the borrower. Repeat buyers are fully eligible as long as household income falls at or below that figure and the loan amount does not exceed $350,000. If your household income is above $102,640, OHCS programs operate on higher income ceilings, typically up to $138,000 depending on household size.
What is the difference between ONE+ and OHCS DPA?
ONE+ is a true grant — Rocket Mortgage contributes 2% of the purchase price (up to $7,000) and it is never repaid under any circumstances. OHCS assistance programs are structured as deferred second liens: money borrowed at favorable terms that follows you to the closing table when you sell or refinance. Both solve the cash-to-close problem. The structural difference is that ONE+ has no tail — the grant disappears at close and doesn't affect future sale proceeds — while OHCS second liens remain on title until the property is sold or the mortgage is refinanced.
Explore the full Hillsboro series: The Ultimate Hillsboro Relocation Guide · Is Hillsboro Safe? · Cost of Living in Hillsboro · Best Neighborhoods in Hillsboro · Hillsboro Schools & Family Life · Hillsboro Youth Sports · Hillsboro Parks & Recreation · Retiring in Hillsboro · 1031 Tax-Deferred Exchange in Hillsboro · Hillsboro First-Time Homebuyers Guide · Hillsboro Down Payment Assistance Guide · Moving to Hillsboro from California