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Housing Administration
The mission of the Lumbee Tribe of North Carolina Housing Program is to provide opportunities for affordable, safe and sanitary housing options for Lumbee Indian families in the service areas of Cumberland, Hoke, Robeson and Scotland Counties.
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Bosco Locklear, Housing Director
Phone: 910.521.7861
E-mail Bosco Locklear
Carol Graham, Housing Administrative Assistant
Phone: 910.522.2205
E-mail Carol Graham |
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184 Loan Guarantee Program
Lumbee Tribe of North Carolina does not do 184 loan, directly, we can offer you information on the program and direct you to possible lending sources. Tribal staff are dedicated to working with housing applicants to ensure members can benefit as much as possible from all applicable federal, state, and tribal programs.
BENEFITS OF THE 184 LOAN GUARANTEE PROGRAM
Available on tribal trust, individual allotted trust or fee simple land in an Indian operating area
- Low down payment of 1.25% to 2.25% based on the lower of the appraised value or cost to acquire the home
- Refinance eligibility
- The maximum loan is 150% of the FHA mortgage limit subject to appraised value and down payment requirements
- 1% finance guarantee fee at closing (no private mortgage insurance or monthly MIP). It is the lowest cost of any government guarantee or conventional insurance program in Indian country. There is no monthly premium for a 184 loan.
- Eligibility includes: New construction, rehabilitation, and purchase of an existing house
- One qualifying ratio: 41% total debt to gross income ratio which can be exceeded with compensating factors
- Single close construction (permanent) loan where only one closing is required. Monthly mortgage payments begin after closing. At closing the amount allocated for construction or rehabilitation plus a 5-10% contingency and up to 6 months mortgage payments are placed in an escrow account and are drawn down as the work is satisfactorily completed
- 100% guarantee to the lender in the event of a foreclosure and claim
- A strong secondary market exists: Fannie Mae, Freddie Mac, FHLB of Seattle, Ginnie Mae, and some state housing finance agencies
- Loans may be assumed by a creditworthy borrower that meets program eligibility
Frequently Asked Questions
What is the Section 184 Loan Guarantee Program?
Benefits of the 184 Loan Guarantee Program?
What are the eligibility requirements for the 184 Loan Program?
What documents do I need to apply for the 184 Loan Program?
Can I apply for the Down payment Assistance Program and the 184 Loan Program?
Are 184 Loans interest free?
Can I build a house under this program or must I buy?
Is there a credit check with the 184 Loan Program?
Do I have to be an enrolled tribal member to participate in the 184 Loan Program?
Do I have to live within the Lumbee Tribe’s territory of Robeson, Hoke, Cumberland, and Scotland Counties to apply for Loan Program?
Who are the participating lenders?
- What is the Section 184 Loan Guarantee Program?The Section 184 Loan Guarantee Program addresses the lack of mortgage lending in Lumbee Country. This program offers a loan guarantee to private sector lenders who make mortgage loans to eligible borrowers for homes located in the entire state of North Carolina.
The role of staff is to make referrals to lending institutions as well as promote leveraging with the Lumbee Tribe’s Down Payment Assistance Program or other agencies (i.e., North Carolina Indian Housing Authority).
If applicant(s) are denied through a participating lender for just cause, applicants must obtain a denial letter from the lender and may inquire about the Lumbee Tribal Mortgage Lending Program (LTMLP) to see what other options may be available. The same documents used to apply with the lender will also need to be submitted to the LTMLP.
- What are the benefits of the 184 Loan Guarantee Program?Available on tribal trust, individual allotted trust or fee simple land in an Indian operating area;Low down payment of 1.25% to 2.25% based on the lower of the appraised value or cost to acquire the home;Refinance eligibility;The maximum loan is 150% of the FHA mortgage limit subject to appraised value and down payment requirements;1% finance guarantee fee at closing (no private mortgage insurance or monthly MIP). It is the lowest cost of any government guarantee or conventional insurance program in Indian country. There is no monthly premium for a 184 loan;Eligibility includes: New construction, rehabilitation, and purchase of an existing house;One qualifying ratio: 41% total debt to gross income ratio which can be exceeded with compensating factors; Single close construction (permanent) loan where only one closing is required. Monthly mortgage payments begin after closing. At closing the amount allocated for construction or rehabilitation plus a 5-10% contingency and up to 6 months mortgage payments are placed in an escrow account and are drawn down as the work is satisfactorily completed;100% guarantee to the lender in the event of a foreclosure and claim;A strong secondary market exists: Fannie Mae, Freddie Mac, FHLB of Seattle, Ginnie Mae, and some state housing finance agencies; and Loans may be assumed by a creditworthy borrower that meets program eligibility.
- What are the eligibility requirements for the 184 Loan Program? Must be tribally enrolled with the Lumbee Tribe and live within the State of North Carolina.
- What documents do I need to apply for the 184 Loan Program?
- Last two years federal tax returns (all pages & schedules)
- Last two years W-2’s for each borrower (all jobs)
- Two most recent statements/pay stubs showing retirement/pension
- Current Profit and Loss Statement if Self Employed
- Copy of Tribal Enrollment Card
- Award Letters or Social Security Income if Retired
- Award Letters or Retirement/Pension Income if Retired
- For Purchase Borrower - Copy of signed sales contract (need signatures of all parties) and Copy of Earnest Money Check
- Refinance Borrower – Copy of Previous settlement statement (HUD – 1) and copy of latest mortgage statement from current lender
- All mortgage files – most recent bank statements for each account listed on the application (need all pages of each statement), most recent brokerage accounts statement(s) for stock, bonds, 401 K, etc., copy of driver’s license and social security card for each borrower, letter of explanation for any delinquent/charged of credit items, statement and/or receipts showing delinquent accounts on credit report have been paid or made current, and copy of bankruptcy papers (including all pages and schedule)
- Can I apply for the Down payment Assistance Program and the 184 Loan Program? Yes, however Down payment Assistance has income limits whereas the 184 Loan Program does not. Down payment Assistance is only available to tribal members within the service area of Robeson, Hoke, Cumberland and Scotland Counties whereas the 184 Loan Program is available to all tribal members that reside within the state of North Carolina. With the 184 Loan Program, double-wide and single-wide mobile homes can be purchased as long as they are on a permanent foundation. At this point, Down Payment assistance is not available with the purchase of double-wide or single-wide homes.
- Are 184 Loans interest free?
No, fixed interest rates are applied by the participating lender.
- Do I have to build a house under this program or can I buy? You may use the 184 Loan Guarantee Program for new construction, rehabilitation, and purchase of an existing house.
- Is there a credit check with the 184 Loan Program?
Yes, participating lenders will determine credit worthiness in the same way it does for other prospective home buyers. For borrowers who have not yet established credit the lender is permitted to develop a credit history from other means, such as rent payment history, utility payment history, auto insurance, etc.
- Do I have to be an enrolled tribal member to participate in the 184 Loan Program? Being tribally enrolled is preferred, however in the event that the Tribal rolls are closed, a Certificate of Indian Blood (CIB) may be obtained from the Office of the Tribal Clerk, Enrollment and Records Department, for a fee of $30. Individuals must contact this office at 910-521-2843 or 888-458-6233 to determine what documents are needed for the CIB.
- Do I have to live within the Lumbee Tribe’s territory of Robeson, Hoke, Cumberland, and Scotland Counties to apply for the 184 Loan Program?No, the approved service area for the 184 Loan Program, through the Lumbee Tribe, is the entire state of North Carolina. However, down payment assistance is only available to tribal members within the Tribe’s territory
- Who are the participating lenders? Lumbee Bank.
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184 Loan Guarantee Program Employees
Kathy Locklear, Financial Education Manager
Phone: 910.522.5479
E-mail Kathy Locklear
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Down Payment Assistance Program
The Down Payment Assistance Program provides housing opportunities for qualified low to moderate-income tribal members. This one-time basis assistance affords tribal families an opportunity to purchase decent, safe and sanitary housing.
The Lumbee Tribe accepts applications for down payment assistance from applicants who, at the time of application, meet all of the following requirements:
· Applicant(s) must have already obtained an approval loan from a financial institution.
· Applicant(s) monthly debt to income ratio cannot exceed 40% percent of their combined monthly gross household income.
· Applicant(s) must be a first time homebuyer. This is defined as anyone in the household not owning a qualified home within the last three (3) years. (Several exceptions to the first time homebuyer rule will be considered on a case by case basis, and include:
· Where an applicant has already divorced or is legally separated and the couple jointly owned the home during the marriage.
· Applicants must have the potential for maintaining at least their current income level.
Preference will be given to families whose head of household or spouse is an enrolled member. Applicants must not have received assistance either from the Lumbee Tribe or any other governmental housing agency for construction of a new house and must agree to use the home to be purchased with Down Payment Assistance monies as their primary residence during the term of the agreement. Applicants who receive down payment assistance will no longer be eligible for other services from the Lumbee Tribe; including homeownership, rehab, or emergency rental assistance.
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Down Payment Assistance Program Employees
Angelin Locklear, Housing Specialist
Phone: 910.522.5185
E-mail Angelin Locklear |
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37 Stock, Emergency & Elder Housing Sites
Emergency Housing provides short-term housing for displaced victims of burn-outs, floods, domestic violence, evicted families and assistance due to acts of God or other unforeseeable emergencies that make the homeowner's existing dwelling unsafe or uninhabitable.
37-Stock Housing Units
Cumberland County, Eagles Nest Apartments,
Hoke County, Hawkeye Sands Apartments, 910-875-6149
Robeson County, Red Hill Apartments, 910-844-9119
Elder Sites are for our Lumbee elders who because of whatever reason need a safe, sanitary, affordable and decent living quarters. Our sites are well maintained and serviced by the 37 Stock staff who are always on duty. Not only are the maintance crews periodically on site , but there is a staff member who is always on site and on duty during normal working hours for the residents of the facilty to contact of they need and assistance.
Elder Housing Sites
Heritage Haven, Fairmont NC, 910-628-9908
Saddletree Estates, Saddletree(Lumberton)NC, |
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37 Stock, Emergency & Elder Housing Sites Employees
Paul Locklear, Site Housing Manager/ 37 Housing Stock
Phone: 910.521.7861
E-mail Paul Locklear
HJ Deese, Rehab. Intake Outreach Specialist
Phone: 910.522.2212
E-mail HJ Deese
Mona Rimberg , Rehab Intake/Outreach Specialist
Phone: 910.522.5193
E-mail Mona Emanuel
Grace K. Deese, Site Housing Specialist-Hawkeye Apartments
Phone: 910.875.6149
E-mail Grcae K.Deese
Ashley Haywood, Site Housing Specialist-Red Hill Apartments
Phone: 910.844.9199
E-mail Ashley Haywood
Anthony Carter, Maintenance II
Phone: 910.521.7861 ext.207
Chris Lowery, Maintenance I
Phone: 910.521.7861 ext.207
Al Locklear, Maintenance I
Phone: 910.521.7861 ext.207
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Home ownership Program
The Home ownership Program provides safe affordable housing for low to moderate income applicant(s) who are unable to go through a conventional lender. The Home ownership Program operates on a first come first serve basis. Therefore, there is a waiting list. In order to speed up the process of providing housing services, home ownership applicant(s) are encouraged to apply for the 184 Loan Guarantee Program to serve them quicker.
With Home ownership applicant(s) the following must apply:
- An annual family income which is sufficient to pay a mortgage, utilities, and upkeep costs;
- The potential for maintaining at least their current income level based on the national median income guidelines;
- Applicant(s) must be within 40 to 80% of the national median income; and must hold
- A clear title to land prior to being approved for a home unless the Home ownership Program will be purchasing land for the applicant(s);
- Must be at least 21 years of age;
- Must be first time home buyers, have approved criminal records, and must be tribally enrolled with the Lumbee Tribe;
- Applicant(s) may not have also obtained prior housing assistance from the Lumbee Tribe or any other governmental housing agency for construction of a new house, and must be willing and able to meet all obligations of the Home ownership Program.
Once applicant(s) are approved and selected for the program, an assigned housing counselor will serve as a liaison for applicant(s) throughout the construction phase to the closing phase of homes.
Home buyer Education will be provided to the applicant(s) focusing on home ownership orientation, budgeting, general maintenance and upkeep of homes.
While Home ownership applicant(s) are not eligible for both homeownership and down-payment, they are encouraged to apply for the 184 Loan Guarantee Program, in efforts to expedite services.
HOMEOWNERSHIP DOCUMENTS REQUIRED
- Social Security Cards
- Birth Certificates
- Tribal enrollment cards for applicant (All household members if available)
- Picture I. D.
- Proof of any income for all household members
- Criminal record background for all household members 18 + years of age (Will be done in office)
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Home ownership Program Employees
Kathy Locklear, Financial Education Manager
Phone: 910.522.5479
E-mail Kathy Locklear
Heather Oxendine , Housing Specialist
Phone: 910.522.5478
E-mail Heather Oxendine
Mona Rimberg , Homeownership/Outreach Intake Specialist
Phone: 910.522.5465
E-mail Mona Rimberg
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Rehabilitation Program
The Lumbee Tribe of North Carolina Housing Program accepts applications for housing rehabilitation services from November until the end of January. The program provides services for repairs, renovations and/or replacement of existing sub-standard housing conditions for qualified low-income Lumbee families. The rehabilitation program is designed to eliminate substandard conditions that address health and safety housing issues.
In order to apply for rehabilitation services, the following information on all members in the household will be required:
- Copies of birth certificates;
- Picture identifications;
- Tribal enrollment and social security cards;
- Current property tax statement or deed to property;
- Income verification; and
- Current bank statements.
Applications will not be accepted without all supporting documentation for each member of the household. |
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Rehabilitation Program Employees
Kent Locklear, Rehabilitation Manager
Phone: 910.522.5191
E-mail Kent Locklear
Janice Locklear, Compliance Specialist
Phone: 910.521.7861
E-mail Janice Locklear
Kelly Locklear, Research & Compliance Specialist
Phone: 910.522.5191
E-mail Kelly Locklear
Makesha Goins, Contractor Compliance Specialist
Phone: 910.521.7861
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New Construction
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New Construction Employees
Leon Revels, New Construction Manager
Phone: 910.522.2223
E-mail Leon Revels
Anthony Holden, New Contruction Coordinator
Phone: 910.522.2214
E-mail Anthony Holden
Stephanie Strickland, New Construction Specialist
Phone: 910.522.2225
E-mail Stephanie Strickland
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Property Managment |
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Property Managment Employees
Billy Hunt, Asset Management Specialist
Phone: 910.522.5464
E-mail Billy Hunt
Nanci Locklear, Asset Management Collection Specialist
Phone: 910.522.5187
E-mail Nanci Locklear
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Financial Education
Our financial education program is for homebuyers, we offer in-house counseling on credit and mortgage matters to tribal members. |
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Kathy Locklear, Financial Education Manager
Phone: 910.522.5479
E-mail Kathy Locklear
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