Frequently Asked Questions About Thistle & Nest

The land trust model we use means we retain ownership of the land while selling the home to the buyer. The buyer leases the land beneath the home for a modest monthly fee, making homeownership more affordable. When the home is sold, a deed restriction ensures it stays affordable for future buyers, and the seller receives a moderate profit to support their next step. This model ensures long-term affordability and stability, keeping homes accessible for future generations.

$50/month

The most important requirement is your income qualification. The income of all the adults in your household needs to be under 80% of the Area Median Income (AMI). Occasionally, we have programs to support households making over 80% of the AMI. Reach out to ask if we have any availability at the moment.

Click here for the 2026 Area Median Income (AMI) for the Deschutes, Crook, Jefferson, and Lincoln Counties. HUD updates the AMI limits between April and June every year. 

Yes, the AMI limit increases with the size of the household. Click here for the 2026 Area Median Income (AMI) for the Deschutes, Crook, Jefferson, and Lincoln Counties.

Yes, the household income considers all adults over 18 in the home, even if they’re not co-signing on the loan.

Unfortunately, no, but you can reach out to our team to ask if we have current opportunities for households making over 80% AMI. If this is not an option, remember that AMI limits go up every year. The new AMI limits are usually published by HUD from April to June. We recommend you keep an eye on the following year’s AMI limits and try again. 

You can fill out our eligibility form. This form helps determine if you meet the basic requirements, such as income and other criteria, but it’s not a full application. If you meet the criteria, you will receive an invitation to fill out an application, and our team will guide you through the process.

Talk to a lender and get a loan pre-approval.  Once you have it, fill out our eligibility form to get started. If you meet the requirements, you’ll get an invitation to complete a full application.

Contact our team at info@thistleandnest.org, so we can guide you through the following steps.

Ideally, buyers should be prepared to cover the closing costs ranging from $7,000 to $14,000. While additional assistance may be available, a minimum contribution of $1,200 is required. 

Assets are anything of value that you own, including cash on hand, checking and savings accounts, land, mobile homes, recreational vehicles, boats, and investments. These assets are considered when evaluating your financial readiness for homeownership. However, household possessions, non-luxury cars, tools, and pension or retirement accounts are not counted as assets. 

If you have net assets over $20,000, those funds might need to be applied toward purchasing your home. Also, you won’t be able to own any other real estate when buying a home with us. If you do, you must sell it before closing with us. This policy helps ensure that your investment in homeownership is financially solid while keeping the program accessible for those in need.

Contact our team at info@thistleandnest.org, so we can guide you through the following steps.

Veteran households that meet income and eligibility requirements may receive:

• Up to $30,000 for first-time homebuyer (has not owned a home in 3+ years)
• Up to $60,000 for first-generation homebuyer (buyer and their parents have never owned a home)

This assistance is provided as a five-year forgivable loan, meaning homeowners may not have to repay the amount if they occupy the home for that time period.

For complete details, see full article.

To apply for the Veteran Down Payment Assistance, follow the steps outlined on our Get Started page.

After you submit your eligibility form, you’ll receive the full application. This application includes a section where you can indicate your veteran status.

For complete details, see full article.

Your home may be transferred to the following family members without needing to meet income qualifications:

1. Your spouse or registered domestic partner, or
2. Your adult child or children (18+), or
3. The legal guardian of any of your children under 18.

If you want to leave your home to anyone besides the above-listed parties, they have two choices: 1) sell the home and receive your built equity according to the resale formula outlined in the lease, or 2) retain ownership of the home if they income-qualify and intend to make it their residence, since the homes must be owner-occupied. 

Full details in this article.