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City of Memphis (15 designated areas)

Memphis HIPC: incentive help in 15 designated neighborhoods

Buyers earning up to 200% of area median income can get up to 10% of the purchase price, at most $25,000, if they buy in one of 15 designated areas of Memphis.

Homebuyer Incentive Program - Citizens (HIPC)

Funds limited

City of Memphis (15 designated areas)

For
Buyers up to 200% AMI purchasing in one of 15 designated areas
How much
Up to 10% of sales price, max $25,000 (City DPA cap)
Income cap
200% AMI
Price cap
Current HUD HOME value limits
Fine print
Must buy within one of the 15 designated areas inside city limits

Designated-area map is in a linked PDF not read this session.

Checked against the source November 2026 · how we check

Could I use this?
Want a heads-up? Homebuyer Incentive Program - Citizens (HIPC) runs on a limited pot of money that can run dry. We'll tell you when a new round is funded.

A higher income ceiling, a narrower map

HIPC trades geography for income. Most city help stops at 80% of area median income; HIPC goes to 200%, which reaches many two-income households. The catch is location: the home must sit in one of 15 areas the city has designated inside Memphis limits. The boundaries are in a PDF map linked from the city's page, which we have not reviewed, so check the exact address against that map before you make an offer.

Amount and terms

The award is up to 10% of the sales price with a $25,000 maximum, the same cap that covers all City of Memphis DPA programs together. It is subject to funding. The city has not published whether HIPC is a grant, a forgivable loan or a repayable lien, so do not plan on it being free money until you see the paperwork.

Other rules

  • The price must fall within current HUD HOME value limits.
  • First-time buyer status is not clearly required or waived on the city's page; your lender confirms.
  • You work through the city's Housing and Community Development division and its approved lenders.

Who HIPC helps most: households that earn too much for the 80% AMI programs but still need cash to close, and who are flexible about neighborhood. If you have your heart set on one part of town, check the map first; if that block is outside the 15 areas, HIPC will not apply no matter your income. Ask your lender to confirm the address before you pay for an appraisal or inspection.

Stacking with Homeownership for Heroes

A Memphis teacher or officer earning too much for CWDPA might still fit HIPC, and THDA's Shelby County limits run $102,794 for one or two people and $118,214 for three or more. Whether HIPC can ride on a THDA Heroes loan is not stated, so a participating lender confirms whether they combine. City police officers, firefighters and MSCS employees have their own incentive programs that work citywide, which may be simpler than hunting for a home inside a designated area. Compare them in the Shelby County guide and learn the order of steps in first-time buyer steps.

To start, call Memphis HCD at 901-636-7300 to request the current designated-area map, then check your eligibility for THDA as your base loan.

Counties we cover that it serves: Shelby County

Questions about Homebuyer Incentive Program - Citizens (HIPC)

What income limit does HIPC use?

Up to 200% of area median income, far higher than the 80% limit on Memphis's citywide program.

Where can I buy with HIPC?

Only in one of 15 designated areas inside Memphis city limits. The city posts the map as a PDF on its down payment assistance page.

How much does HIPC pay?

Up to 10% of the sales price, capped at $25,000 across all City of Memphis DPA programs, subject to funding.

Could I use this program?

Other programs worth a look

Summarized from the program's official page as of November 2026. Money and rules change, so check current terms with the program or a lender who takes part. Tennessee Down Payment Assistance has no connection to this program.