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The Mortgage Credit Certificate Program 

State Spotlight: The Arkansas Mortgage Credit Certificate (MCC)

7/13/2021

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Low to moderate income homebuyers in Arkansas may qualify for the Arkansas Mortgage Credit Certificate Program. The program is issued by the Arkansas Development Finance Authority (ADFA) and allows certain qualified homebuyers to claim a yearly tax credit of up to 50% of their mortgage interest, not exceeding $2000.

In order to understand the specific Mortgage Credit Certificate requirements for the state of Arkansas, we’ve organized the program requirements below based on information from the Arkansas Development Finance Authority.

Qualifying for the MCC Tax Credit in Arkansas     
The program requirements you need to meet in order to be eligible for a Mortgage Credit Certificate Tax Credit in Arkansas are as follows:
  • You must apply for the program prior to closing on your home
  • You must be a first-time homebuyer, a veteran or a veteran’s spouse, or be purchasing a home in a targeted area as defined by the IRS
  • Household income limits cannot exceed those as designated by the ADFA per county
  • Home purchase price cannot exceed $270,000 and must be the homeowner’s primary residence
  • The approved loan must be fixed rate and fully amortizing
  • Approved lenders must be used and an issuance fee of 0.5% may be initially charged

How Does the MCC Mortgage Credit Certificate Arkansas Work?
While each state runs its own version of the program, there are similarities between many states, and Arkansas is no different. In Arkansas, participants in the MCC tax credit program can reduce the amount of federal income taxes owed each year by a predetermined percentage (50%) of their paid mortgage interest, up to $2000. This credit can be claimed for the life of the loan, as long as it remains the homeowners primary residence. ADFA suggests working with a qualified tax professional to determine the benefit of using the program. A “recapture tax” may be assessed if the property is sold within 9 years.

How Much Can A Qualified Homebuyer Save?
In Arkansas, the mortgage credit certificate rate is 50%, or up to $2000 annually. For example, if you purchase a home for $100,000 with a 4% interest rate, you’d pay $4000 in interest your first year. 4000 x 50% MCC = $2000 Tax Credit. Any mortgage interest paid over $2000 cannot be received as a tax credit under this program, but may be eligible for credit under others.
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Other Programs Available to Homebuyers in Arkansas
In addition to the Arkansas Mortgage Credit Certificate program, Arkansas also offers two mortgage loan products that can be used with the MCC program, the AFDA Move-Up and AFDA Move-Up Choice. These programs help homeowners obtain affordable mortgages, and can sometimes be combined with other buying incentives. The AFDA offers a variety of helpful resources for individuals on their journey to homeownership, such as loan calculators, approved lenders, and down payment assistance programs.

If you’re ready to get started on using the MCC Tax Credit in Arkansas, contact us to help you! While some of the program guidelines can sound specific and complicated, we know how to make it work to your benefit. Our firm is happy to help you with any of your first time homebuyer tax needs.
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State Spotlight: The Arizona Mortgage Credit Certificate (MCC)

6/7/2021

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If you are a first-time home buyer in the state of Arizona, or have not owned a home in the last three years, you might qualify for the Mortgage Credit Certificate program. In short, the MCC tax credit allows you to receive a tax credit of 40% of your annual mortgage interest, up to $2000 annually, for as long as you live in your purchased home.

In order to help you better understand how the program works in Arizona, we've looked at your program's lead - the Pima Industrial Development Authority (IDA).
 
Qualifying for the MCC Tax Credit in Arizona      
The program requirements you need to meet in order to be eligible for a Mortgage Credit Certificate in Arizona are as follows:
  • You are a first-time homebuyer or have not owned a home in the last three years
    • Qualified military veterans do not need to by first time home buyers
    • Home buyers who purchase in targeted areas do not have to be first time home buyers
  • You must apply for the MCC program and be approved prior to closing on your home
  • All home types are accepted: single-family, town homes, condos, duplexes, or manufactured homes
  • All properties in Arizona are valid except those in Maricopa County
  • You must be occupying the property being purchased
 
Additionally, there are household income limits and purchase price limits that vary by county. Individuals can find more information here or talk to their lender.
 
How Does the MCC Mortgage Credit Certificate Arizona Work?
While each state runs its own version of the program, there are similarities between many states, and Arizona is no exception. In Arizona, participants in the MCC Tax Credit program are able to reduce the amount of federal income taxes they owe each year by a predetermined percentage (40%) of their paid mortgage interest (up to $2000).

Homeowners are also responsible for a one-time program fee of $500, and an annual administrative fee of $100. These fees ensure borrowers who obtain the MCC credit are serviced for the life of their loan, along with covering administrative and reporting costs.

Individuals should work with a tax professional to discuss their options for obtaining the MCC tax credit, as there are different requirements for using the program if your loan is refinanced or if you sell your home within 9 years.
 
How Much Can A Qualified Homebuyer Save?
In Arizona, the mortgage credit rate percentage is 40%, or up to $2000 annually. For example, if you purchase a home for $125,000 with a 4% interest rate, you’d pay $5000 in interest your first year. $5000 x 40% MCC Credit = $2000 Tax Credit.

 
Other Programs Available to Homebuyers in Arizona
In addition to the MCC Mortgage Credit Certificate program, Arizona also offers Pima Tuscon Homebuyer’s Solution (PTHS) and the HOME Downpayment Assistance programs that can be used in conjunction with the MCC. Combining these programs can save you money on the initial down payment of your home, along with reducing your federal income tax liability. Work with your tax professional and lender to determine the best programs for you.
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State Spotlight: The Alabama Mortgage Credit Certificate (MCC)

5/5/2021

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If you are a first-time home buyer in the state of Alabama, you might qualify for the Mortgage Credit Certificate program. In short, the MCC tax credit allows you to take advantage of up to $2000 of non-refundable tax credits each year for the life of your mortgage loan. 

In order to help you better understand how the program works in Alabama, we've looked at your program's lead - the Alabama Housing Finance Authority (AHFA.)
 
Qualifying for the MCC Tax Credit in Alabama         
There are specific guidelines you need to meet in order to be eligible for a Mortgage Credit Certificate in Alabama.
  • You are a first-time homebuyer or have not owned a home in the last three years
  • You will purchase a new construction or pre-built home (refinancing is not an option)
  • You will occupy it as your primary residence within 60 days of the closing
  • You meet the federally established income and sales price limits
  • You will use a participating lender for an amortizing loan
  • You meet any other requirements that may apply as determined by AHFA
 
If not qualified above, those purchasing homes in specific "target" areas in Alabama may be eligible for the MCC Tax Credit. Talk to their lender to determine if you could qualify.
 
How Does the MCC Mortgage Credit Certificate Alabama Work?
While each state runs its own version of the program, there are similarities between many states, and Alabama is no exception. In Alabama, participants in the MCC Tax Credit program are able to reduce the amount of federal income taxes they owe each year by a pre-determined percentage of their paid mortgage interest. 

Any interest paid outside of the allowed amount can also be claimed as a deduction on the homebuyer's federal tax return. If participants would like to realize immediate savings using the program, they can update their withholdings on their W-4 form. The Alabama Mortgage Credit Certificate (Alabama MCC or Alabama first-time homebuyer program) can be used in conjunction with the state's Step-Up program or any 30-year, fixed-rate, amortizing mortgage through an approved lender.
 
How Much Can A Qualified Homebuyer Save?
In Alabama, the mortgage credit rate percentages are based on the loan amount:
  • 20% Mortgage Credit Certificate Tax Credit for loans of $150,001 or greater: no cap
  • 30% Mortgage Credit Certificate Tax Credit for loans of $100k001 to $150,000: $2000/year cap
  • 50% Mortgage Credit Certificate Tax Credit for loans of $100,000 or less: $2000/ year cap
 
Other Programs Available to Homebuyers in Alabama:
In addition to the MCC Mortgage Credit Certificate program, Alabama also offers the Step Up Program, designed to help moderate-income homebuyers who can afford a house payment but need help with the down payment. This program allows homebuyers to secure a second 10-year mortgage for their down payment, in addition to their 30-year mortgage. Both mortgages are serviced by ServiSolutions and will therefore provide an easy, combined payment each month. The AHFA provides additional guidelines for the program here.

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Mortgage Tax Credit Certificate - State-by-State Overview

4/21/2021

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The Mortgage Tax Credit Certificate is an amazing opportunity to get up to $2,000 back per year as a tax credit for the life of your mortgage. However, there are state-by-state requirements to consider as not everyone is or can be qualified, and it varies from state to state. 

MCC Tax Credit Basics
The MCC Tax Credit is a credit designed for new homeowners who are getting a mortgage on their primary residence. Though there are income limits and house price limits, almost everyone can take advantage of this program as it works with FHA, VA, USDA, and conventional loans. 

However, not only is it state to state, it’s also lender to lender. So while it might be available in your state, your lender might not know or tell you about it as they don’t participate. In addition, there are a few things to keep in mind as while you could qualify; you might not want to take part in it. 

Why Obtain the MCC Tax Credit
You can get as much as a $2,000 tax credit each year that you have a mortgage. This means money back on your taxes that could be as much as $60,000 on the life of the loan!

Why You Might Not Obtain the MCC Tax Credit
However, some variables could push you to avoid this tax credit. According to the IRS, if you meet all three of these requirements at the time of the sale of your home, then you might actually have to pay back some of the tax credit you’ve gotten (called a recapture.)

  1. You sell the home before nine years
  2. You earn significantly more than you did when you bought the home
  3. You gain money at the time of the same

If you think you might qualify for all three of these when you sell your home, think hard about whether or not the MCC tax credit is for you as you could be paying back all of the tax credits that you earned. 

State-By-State Information
Now, we’re going to go through each state and link to the resource you’ll need to learn more about the MCC Tax Credit for your potential future home. 

Note: This blog post will be updated with a basic overview and link to a longer state-by-state individual blog post as we work our way through individual deep dives. 

States With a State-Wide MCC Program

  • Alabama - Run by the Alabama Housing Finance Authority.
  • Arizona - Run by the Pima Industrial Development Authority (not in Maricopa County)
  • Arkansas - Run by the Arkansas Finance Development Authority
  • California - Run by the California Housing Finance Agency
  • Colorado - Run by the Colorado Finance and Housing Authority
  • Connecticut - Run by the Connecticut Housing Finance Authority
  • Delaware - Run by the Delaware Division of Revenue
  • Hawaii - Run by the Hawaii Housing Finance & Development Corporation
  • Idaho - Run by the Idaho Housing and Finance Administration
  • Indiana - Run by the Indiana Housing and Community Development Authority
  • Kentucky - Run by the Kentucky Housing Corporation
  • Louisiana - Run by Louisiana Housing Corporation
  • Maryland - Run by the Maryland Department of Housing and Community Development
  • Michigan - Run by the Michigan State Housing Development Authority
  • Mississippi - Run by the Mississippi Home Corporation
  • Missouri - Run by the Missouri Housing Development Commission
  • Montana - Run by Montana Housing
  • Nevada - Run by the Nevada Rural Housing Authority
  • New Hampshire - Run by New Hamster Housing
  • North Carolina - Run by the North Carolina Housing Finance Agency
  • Ohio - Run by Ohio Housing Finance Agency
  • Oklahoma - Run by the MCC Administration and Office of Disability Concerns
  • Pennsylvania - Run by the Pennsylvania Housing Finance Authority
  • Rhode Island - Run by Road Island Housing
  • South Dakota - Run by the South Dakota Housing Development Authority
  • Texas - Run by the Texas State Affordable Housing Corporation
  • Vermont- Run by the Vermont Housing Finance Agency
  • Virginia - Run by the Virginia Housing
  • Washington - Run by the Washington State Housing Finance Commission
  • Wisconsin - Run by Wisconsin Housing and Economic Development Authority
  • Wyoming - Run by the Wyoming Community Development Authority

States Without State-Wide Programs 
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  • Alaska - Not offered state-wide, offered based on region
  • Flordia - Not offered state-wide via Flordia Housing
  • Georgia - Not Offered via Georgia Department of Community Affairs
  • Kansas - Not Offered (According to FDIC)
  • Illinois - No longer participates (June 2020)
  • Iowa - No funding available via the Iowa Finance Authority
  • Massachusetts - No longer listed
  • Maine - Not Offered (According to FDIC)
  • Minnesota - No longer participates (December 2017)
  • Nebraska - Not Offered (According to FDIC)
  • New Mexico - Not Offered (According to FDIC)
  • North Dakota - Not Offered (According to FDIC)
  • New Jersey - Not Offered (According to FDIC)
  • New York - Not Offered (According to FDIC)
  • Oregon - Not Offered (According to FDIC)
  • South Carolina - temporarily closed, according to the South Carolina Housing website. 
  • Tennessee - The Take Credit Mortgage Credit Certificate is no longer listed
  • Utah - Not Offered (According to FDIC)
  • West Virginia - Not Offered (According to FDIC)


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2021 Guide to Claiming The MCC Tax Credit

4/2/2021

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How much would you like to save up to $2,000 a year in your taxes for the life of your mortgage? I hope you answered, “a lot! This, in short, is what the Mortgage Credit Certificate (MCC Tax Credit) enables you to do each year. 

We’ve talked extensively about the MCC Tax credit in the past; however, today, we’re going to look at exactly what you need to do to claim the certification if you qualify as of this year (2021.)
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What is the MCC Tax Credit?

The mortgage credit certificate allows you (a homeowner) to claim a federal income tax credit that is worth up to $2,000 per year for the life of the mortgage. You need to be a first-time buyer that qualifies under your state’s program. However, not all states issue this program, though they might have others available. One final detail - in order to get any tax benefit, you must claim the mortgage interest credit on your federal tax return every single year you own the home. 

How does the MCC Tax Credit Work? 

The MCC Tax Credit allows you to use a Mortgage Credit Certificate (MCC) to claim a free federal tax credit - the mortgage interest credit. This credit is given by your state’s Housing Finance Authority (HFA) as part of their mortgage credit certificate program. It enables you to claim up to $2000 of your mortgage payments a year as a tax credit - directly lowering what you owe in federal taxes. 

By lowering your taxes, it also saves you money on your home. In fact, it can save you up to $60,000 on your home over the course of the loan. However, if you don’t owe a ton of federal income taxes, then this credit might not help you by the full $2,000. In addition, you’ll also need to qualify for the credit first. 

How to Qualify for the MCC Tax Credit

This varies greatly by the state where you plan to buy your first home. However, there are a few things that are typical for the qualification: 

  • Low-or-middle income levels
  • First-time home buyer
  • The home is under the maximum purchase price set for your state
  • It will be your primary residence

Keep in mind, certain states have additional qualifications as well as some caveats which can allow people who have owned a home in the past to qualify. Examples include people who haven’t owned a home in a set number of years of the active military. 

How to Obtain & Claim the MCC Tax Credit?

Assuming that you qualify and that your state has a program, then you will apply when you take out a loan. However, you must go through a participating lender that’s been approved by your state’s Housing Finance Authority. 

However, it’s important to remember that you must claim this certification on your taxes at the end of the year. Just because you obtain it, doesn’t mean it’s being used. That’s one reason it’s important to find an accountant who is familiar with the MCC and knows how to apply it (like us.)

A Few Notes About the MCC Tax Credit

While it seems like a no-brainer, there are a few things to think about in regards to getting this certificate and using it each year. 

  • If you don’t owe income taxes, you can’t use it that year. As such, people who don’t have much tax liability don’t get to use the tax credit. 
  • Each state has different requirements. This can’t be stated enough. You must make sure that you understand what enables you to qualify and how to get your qualification as it is state-specific. 
  • You must apply before you get the loan. Even if you are a first-time homebuyer that just bought their house weeks ago, it’s too late. You must get the credit before you close on your first home. 
  • If you make a profit from selling your home, you could have to pay a recapture tax. This is when you sell your home before nine years have passed, earn a capital gain, and earn significantly more income at the time of the sale than at the obtaining of the certificate. However, all three requirements must be met before this tax is to be paid. 
  • You will need Form 8396, Mortgage Interest Credit, on your tax return. Make sure that your accountant knows to attach this form as it asks for your credit certificate. They will need to know the MCC number, the date on which you obtained your credit, and the name of the issuer. 

If this sounds like something you’re interested in, then you can learn more about the MCC Tax Credit on our blog and FAQs. If you’re looking for an accountant that is familiar with the credit, contact us, and we’ll get started with your taxes. 

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