City of Westlake Housing Assistance Purchase Program (HAPPY)

Special Alert

Assistance amounts vary by income. Review program guidelines to determine assistance eligibility by income level.

Maximum Purchase Price


Contact Info: 4001 Seminole Pratt Whitney Road, Westlake, FL 33470 (561) 530-5880


Eligible homebuyer applicants must qualify and must receive counseling prior to loan closing, with preference being given to first time homebuyers and essential service personnel. Applicants will be considered on a first come first served, first qualified basis for assistance, subject to funding availability. Applicants must meet all affordability and income guidelines for the appropriate income group. Applicants must be United States citizen(s). Proof of citizenship will be required.

Credit Score Requirements

Minimum Credit Score: 620 Eligible homebuyer applicants must have a FICO credit score of at least 620. Based on extenuating circumstances, the City Manager has the discretion to approve an application with a credit score between 600 and 619. If the credit score is less than 600 the homebuyer applicant will be deemed ineligible for a grant or loan award.

Deferred Payments?


Accepted First Mortgage Type:

Freddie Mac, Freddie Mac HFA Advantage, Freddie Mac Home Possible, Fannie Mae, Fannie Mae HFA Preferred, Fannie Mae HomeReady, FHA 203(b), VA

Homeowners Education Class:


Is Forgivable?

Loans provided under the program will be provided over a ten- year time frame, with ten percent (10%) of the loan amount being forgiven annually, except the first year, wherein 5% of the loan will be forgiven. The loan is forgivable in its entirety at the end of the ten-year time frame (term) from the date of execution of said mortgage and note, provided the title has remained under the ownership of the individuals signing said mortgage and note as their primary residence or a surviving spouse.


Westlake Property must be in the City of Westlake, FL.

Income Limitations:

Yes, based on Compliance Income (including household income) Income limits from HUD 2022 140% AMI guidelines Income cannot exceed 140% AMI for the program

Maximum Assistance

$60,000 Up to $60,000 in down payment assistance based on income level. Awards will be provided based upon financial need. Maximum awards by income category: Very Low Income (50% AMI) = $60,000 Low Income (60-80% AMI) = $45,000 Moderate Income (80-120% AMI) = $40,000 Middle Income (120-140% AMI) = $35,000 Additional Benefit for Veterans: Veterans of any and/or all branches of the military can qualify for an additional 3% of the price of the home.

Education Requirements Info:

Eligible homebuyer applicants must qualify and must receive counseling prior to loan closing.

Eligible Property Types:

Single Family Detached Condo Townhome/PUD

Income By Household Size:

Eligible homebuyer applicants must provide three percent (3%) of the purchase price, from their personal funds as part of the down payment for eligibility purposes of the home assistance purchase program.

Qualifying Ratios:

Determined by first mortgage product or lender.