Home financing in Thurston County.

Home financing is a loan — commonly called a mortgage — that lets you buy a home by paying for it gradually over time instead of all at once. The lender pays the seller upfront, and you repay the lender in monthly installments, usually over 15 or 30 years, plus interest.

There are several types of home loans you may hear about:

• **Conventional loans** — offered by banks and credit unions, typically requiring a credit score and a down payment of at least 3–5%.

• **FHA loans** — insured by the federal government and often more accessible to first-time buyers with limited credit history or smaller down payments (as low as 3.5%).

• **USDA Rural Development loans** — especially relevant in Thurston County, which qualifies as a rural area. These can offer zero down payment for eligible buyers.

• **VA loans** — available to eligible veterans and active-duty military members, also with no down payment required.

• **ITIN loans** — designed for buyers who do not have a Social Security Number but do have an Individual Taxpayer Identification Number (ITIN). Several Nebraska lenders offer these.

• **Tribal home loans** — available through programs administered by the Housing Authority of the Omaha Tribe and the Winnebago Tribe of Nebraska for members purchasing on or near tribal lands.

The right loan depends on your income, your credit history, your legal status, and the property you want to buy. You do not need to figure this out alone — that is exactly what local housing counselors and CDFIs are here to help with.

Thurston County has a unique economic profile. It is one of the most rural counties in Nebraska, with a significant share of residents employed in agriculture, meatpacking, and tribal enterprises. A large portion of the population is Native American — primarily Omaha and Winnebago — and a growing Latino community works in the county's agricultural sector.

**You may qualify even if you think you don't.** Here is what matters most:

• **Income:** There is no minimum dollar amount required by law. Lenders want to see that your income is stable and sufficient to cover monthly payments. Seasonal agricultural income counts — but you will need to document it carefully (two years of tax returns helps).

• **Credit history:** Some local and CDFI lenders work with thin or imperfect credit. If you have no credit score, some lenders can use alternative credit history — such as rent payments, utility bills, or cell phone bills.

• **Immigration status:** You do not need to be a U.S. citizen or permanent resident to buy a home in Nebraska. ITIN holders can qualify for certain loan products. Lawful permanent residents (green card holders) qualify for most conventional and government-backed loans.

• **Tribal membership:** Members of the Omaha Tribe and Winnebago Tribe of Nebraska may have access to HUD Section 184 Indian Home Loan Guarantee Program loans, as well as tribal housing authority assistance.

• **Down payment:** Several programs in Nebraska offer down payment assistance. You may not need to save as much as you think.

If you are a farmworker, a tribal member, a Spanish-speaking buyer, or someone without a Social Security Number, there are specific programs and people in this region who are experienced in helping people in your exact situation.

Having your paperwork ready before you meet with a lender saves time and reduces stress. The exact list varies by loan type, but most lenders in Thurston County and the surrounding region will ask for some or all of the following:

**Identity**

• Government-issued photo ID (passport, driver's license, state ID, or consular ID / matrícula consular)

• Social Security Number or ITIN (Individual Taxpayer Identification Number)

**Income**

• Last two years of federal tax returns (W-2s or 1040s)

• Last two to three months of pay stubs, or a letter from your employer

• If self-employed or a sole contractor: profit-and-loss statements, 1099s, and two years of business tax returns

• If you receive seasonal agricultural income: documentation of your employment history and earnings for the past two seasons

**Assets**

• Last two to three months of bank statements (all accounts)

• Documentation of any gift funds if someone is helping with your down payment

**Rental and housing history**

• 12–24 months of on-time rent payment records, or a letter from your landlord

**Property**

• Once you find a home: the purchase agreement and property address (the lender orders the appraisal)

**Tip:** If you have been paid in cash or work informally, talk honestly with a housing counselor before applying. There are legal ways to document informal income, and a counselor can help you prepare without putting you at risk.