The Gift That Keeps on Giving: How Gift Funds Can Help You Get Into Your New Home

The holiday season is all about giving—and receiving. While visions of wrapped presents under the tree might be dancing in your head, there’s another kind of gift that could change your life: gift funds for your mortgage.

That’s right. If a generous family member wants to help you achieve the dream of homeownership, their financial gift could go toward your down payment or closing costs. But before you start drafting that thank-you card, let’s unwrap the rules around using gift funds for your home purchase.

What Are Gift Funds?

In the mortgage world, gift funds are exactly what they sound like—money given to you by an approved donor to help cover your home buying costs. Unlike a loan from Uncle Bob that you’d need to pay back (which would affect your debt-to-income ratio), a true gift comes with no strings attached and no expectation of repayment.

Gift funds can typically be used for:

Down payment
Closing costs
Cash reserves (in some cases)

Who Can Give You Gift Funds?

Not just anyone can hand you a check and call it a gift—at least not for mortgage purposes. Approved donors usually include:

Family members (parents, grandparents, siblings, aunts, uncles, cousins)
Domestic partners or fiancés
Close family friends (with some loan programs)
Employers or labor unions (in certain cases)
Charitable organizations

The key is demonstrating a legitimate relationship where the gift makes sense. Lenders want to ensure the funds aren’t a disguised loan or coming from someone with a financial interest in the transaction, like the seller or real estate agent.

The All-Important Gift Letter

Here’s where the paperwork comes in. To use gift funds, you’ll need a gift letter—a signed document from your donor that includes:

The donor’s name, address, and phone number
The donor’s relationship to you
The exact dollar amount of the gift
The property address (if known)
A statement confirming no repayment is expected or required
The donor’s signature and date

Your lender will likely provide a template, so don’t stress about drafting this from scratch.

Documentation: Following the Paper Trail

Lenders need to verify where the money came from—this isn’t about being nosy, it’s about regulatory compliance and ensuring the funds are legitimate. Be prepared to provide:

Bank statements from your donor showing the withdrawal
Your bank statements showing the deposit
Wire transfer confirmation or a copy of the check
The signed gift letter

Pro tip: Keep the gift funds in a separate, traceable transaction. Don’t commingle them with other deposits on the same day if you can avoid it. Clean paper trails make for smooth loan processing.

Loan Program Rules: Not All Gifts Are Created Equal

Different loan types have different rules about gift funds. Here’s a quick breakdown:

Conventional Loans: If you’re putting down less than 20%, you may need to contribute some of your own funds depending on the property type and your credit profile. With 20% or more down, the entire amount can typically come from gifts.

FHA Loans: Great news for FHA borrowers—100% of your down payment can come from gift funds. FHA is very gift-friendly, making it a popular choice for first-time buyers with generous family members.

VA Loans: Since VA loans don’t require a down payment, gift funds are typically used for closing costs. And yes, that’s perfectly acceptable.

USDA Loans: Like VA, USDA loans offer zero-down financing, so gifts are usually applied toward closing costs.

Timing Is Everything

When should those gift funds hit your account? The earlier, the better. Having the funds deposited and “seasoned” (sitting in your account for at least one to two bank statement cycles) can simplify the documentation process. If the funds arrive mid-transaction, expect additional paperwork.

If your donor is wiring funds directly to the title company at closing, that works too—just coordinate with your loan officer to ensure proper documentation.

A Few Words of Caution

While gift funds are a wonderful tool, there are a few pitfalls to avoid:

Don’t deposit cash. Large cash deposits are nearly impossible to document and will raise red flags.
Don’t accept gifts from prohibited sources. Remember, sellers, real estate agents, and other interested parties typically can’t gift you funds.
Don’t try to disguise a loan as a gift. This is mortgage fraud. If there’s any expectation of repayment, it’s not a gift.

The Bottom Line

This holiday season, if someone in your life wants to give you a gift that truly lasts, helping you buy a home might be the most meaningful present of all. With proper documentation and a little planning, gift funds can be the key to unlocking your front door.

Thinking about buying a home and wondering if gift funds could work for your situation? Find a loan officer near you.

Happy holidays, and here’s to new beginnings in a new home.