Buying in Central Ohio doesn’t have to mean a 20% down payment. If you’re targeting a starter in Columbus or a move-up home in Powell, Dublin, or a new build in Evans Farm, smart buyers use assistance programs, lender credits, and grant layers to reduce cash to close and keep monthly payments sane. Here’s how I guide clients so they win the house and keep their savings intact.

1) The “stacking” game: pair programs for maximum impact

State-backed options (think OHFA-style programs), municipal grants, and lender credits can be layered when rules allow. My job is to sequence them correctly so underwriting is smooth and your offer stays competitive—especially in hot pockets like Lewis Center and Worthington where well-priced homes move fast.

2) Down payment vs. interest rate: pick the right lever

Sometimes a slightly higher rate with meaningful credits beats a rock-bottom rate with zero help at closing. In Westerville and Delaware—where taxes and HOAs vary by subdivision—we model total five-year cost of ownership so you don’t chase the wrong headline number.

3) New construction? Builder money ≠ free money

Builders around Columbus, Powell, and Dublin love offering “$X toward closing or rate buydowns.” Great—but those incentives can limit which lender/program you can use. For Evans Farm, I compare the builder’s incentive to third-party assistance to see which actually puts more net dollars in your pocket.

4) Eligibility traps (and how we avoid them)

Credit score floors, income caps, and occupancy rules differ by program. We underwrite you upfront, then target listings that match the rules so you don’t fall in love with a home that your assistance dollars can’t follow—common with certain condos in Worthington or older housing stock near Delaware’s historic core.

5) Offer strategy that sellers say “yes” to

Assistance does not equal weak offers. I package your file so listing agents know: strong pre-approval, verified funds, realistic timelines, and a clean appraisal plan. In tight inventory zones like Lewis Center and Westerville, that presentation is the difference between “nice try” and “accepted.”

Bottom line: with the right structure, you can keep more cash on hand and still win in Columbus, Powell, Dublin, Westerville, Lewis Center, Delaware, Worthington, and even new-build communities like Evans Farm. I’ll show you exactly which programs fit, how to stack them, and how to write the offer that gets a yes.

Ready to see how much less cash you really need? Let’s build your personalized assistance + payment plan and start touring this week.

[Contact Patrick Murphy, REALTOR® — Columbus, Powell & Dublin Expert