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James Acierno guides first-time buyers through every step from pre-approval to keys. Suffolk County has several programs that can reduce your down payment or closing costs.

Programs: SONYMA low-interest mortgages. Achieving the Dream — below-market rates for lower-income buyers. FHA loans — 3.5 percent down for qualifying buyers.

Your path: 1) Free buyer consult and lender intro. 2) Pre-approval before touring. 3) Search homes by price, commute, and school district. 4) Offer, negotiate, attorney review. 5) Inspection, appraisal, mortgage commitment. 6) Final walkthrough and closing.

FAQ: How much do I need to save? Plan for 3 to 10 percent down plus 2 to 4 percent closing costs. Can you help with programs? Yes — we connect you with SONYMA and FHA lenders. How long does it take? About 60 to 90 days from pre-approval to keys.

Call (631) 682-4900 or email james@jamesacierno.com. NYS License 10401299921.

A first home in Suffolk County is a New York purchase with New York programs. James Acierno walks first-time buyers from pre-approval through closing and introduces mortgage professionals who can screen SONYMA, FHA, and county assistance.

This page uses U.S., New York, and Suffolk programs only. Confirm every dollar amount and income limit with a participating lender before you count on it.

Suffolk County advertises down-payment assistance of up to $30,000, with a maximum appraised value of $551,000. The countywide median sale price was about $718,000 for the three months ending June 2026, according to Redfin. That gap is why the first consult has to start with real numbers.

The first-time path

1. Get honest about monthly payment, cash to close, and the towns you will actually live in.
2. Meet a lender and get a written pre-approval. Ask them to screen SONYMA and FHA, not only a conventional quote.
3. Build a search that includes taxes, insurance, and commuting.
4. Tour, offer, and send the contract to a New York real-estate attorney.
5. Inspect for Long Island issues: oil tanks, cesspools, wells, and permits.
6. Clear appraisal and mortgage commitment, then walk through 24 to 48 hours before closing.

James handles the house search, the offer, and the local diligence. A licensed mortgage professional handles program eligibility. A New York attorney handles the contract.

Programs to ask a lender about

SONYMA Achieving the Dream / Low Interest Rate. New York State 30-year fixed mortgages with low down-payment options. SONYMA does not take applications itself. Apply through a participating lender. hcr.ny.gov/sonyma

SONYMA DPAL. 0% assistance used only with a SONYMA mortgage. No monthly payment. Forgiven after 10 years. Official range: $1,000 minimum; 3% of purchase price up to $15,000, or $3,000, whichever is higher.

DPAL PLUS 2026. Up to $30,000 statewide while funds last, for households at or below 60% of area median income.

Suffolk County down-payment assistance. Up to $30,000, $551,000 maximum appraised value. Many Suffolk listings sit above that cap. Confirm current guidelines before you shop. County Community Development: 631-853-5705.

FHA-insured loan. A federal option many first-time buyers use. Terms belong to HUD and your lender. Do not count on a number until the lender runs your file.

Rates change. See hcr.ny.gov/current-rates. Graduate to Homeownership is an upstate-city program and is not a Suffolk path.

FAQ

How much do I need for a down payment? It depends on the loan. Closing costs sit on top of the down payment. A lender has to run your file before anyone quotes cash to close.

Does SONYMA work on Long Island? SONYMA is a New York State program and is not described as excluded from Suffolk County on the official pages. You apply through a participating lender. Call 1-800-382-4663.

Why does the county program have a $551,000 cap? That is the published appraised-value limit. With a county median near $718,000, many houses will not qualify.

Can I buy if I am still renting? Yes. Time the lease end with attorney review and mortgage commitment.

Book a first-time buyer consult. Call (631) 682-4900. James Acierno works with first-time buyers from his Hauppauge office.