Fairfield’s single-family inventory sits at 1.9 months—well below the balanced 6-month mark—pushing median sale prices up 7.4% year-over-year to $650,000. Bidding wars are the norm inside the 06824 and 06825 ZIPs, but the appreciation curve is flattening as mortgage rates hover near 6.5%. Cash buyers still claim 28% of deals, yet sellers increasingly value speed over all-cash, which levels the field for NMHL’s 21-day close guarantee.

New construction is concentrated in the Fairfield Metro Center district where Fairfield Avenue Commons is delivering 42 townhomes priced $595–675K; reservations require only 5% down if you pre-qualify with NMHL before groundbreaking. On the waterfront, Southport Harbor saw just four listings all spring, ranging $1.9–3.2M—jumbo territory where our 10% down, $2M loan amount product beats most banks’ 20% requirement.

If you’re priced out of downtown, consider the Black Rock border: homes south of Interstate 95 carry a Fairfield address but frequently appraise $50K lower, cutting your monthly payment by roughly $300. Our buyers also target Stratfield fixer-uppers: pick up a $475K colonial, roll $75K renovation into an FHA 203(k) at 3.5% total down, and gain instant equity once updated comps hit the MLS.

1. Stratfield Village
Median list: $495K | Walk to Stratfield Market and catch the 15-minute express train to Stamford. Starter homes are 1920s cape cods on 0.15-acre lots; taxes run $7,800/year. NMHL’s CHFA Advantage needs only 3% down and gifts are allowed—parents can cover the entire $14,850 down payment.

2. Tunxis Hill
Median list: $465K | Bordering Trumbull, this pocket offers split-levels with two-car garages and modest HOA pools. Elementary kids attend Mill Hill School, rated 8/10. Because prices sit right at the FHA loan limit ($472K for 2024), you can put 3.5% down without triggering jumbo pricing.

3. Fairfield Beach / Jennings Beach Cottages
Median list: $525K | Tiny 2-bed cottages built as summer homes now serve as year-round residences. Flood insurance averages $1,800/year but NMHL’s relationship carrier quotes $950 if you elevate mechanicals. Walk to the beach, grab a lobster roll at Rollin’ Goat, and rent your place summer weekends for $3,500/week—our underwriters can count 75% of that income toward qualification.

Connecticut’s Time-to-Own program offers up to $52,000 silent-second at 0% interest, forgiven 20% per year if you stay in the home. Combine it with NMHL’s FHA 3.5% structure and you can purchase a $550K home with roughly $6,000 total cash: $3,500 for FHA down, $2,500 for appraisal & inspection. Household income limits are generous—$125,900 for a two-person household in Fairfield County.

CHFA Downpayment Assistance Program (DAP) lends up to $20,000 at 3% fixed, deferred until you refinance or sell. We routinely pair DAP with our conventional 3% product so you keep your first mortgage at 80% LTV and avoid PMI.

Fairfield County also runs a Live Where You Work grant: $12,500 if you work in-town (includes remote workers whose company is headquartered in Fairfield). Funds arrive at closing, cutting your cash-to-close almost dollar-for-dollar.

Teachers, first-responders, and veterans layer Hero Home Programs for an extra $2,500 rebate—NMHL processes the rebate so it shows up on your Closing Disclosure, not as a post-settlement check.

Fairfield’s mill rate is 26.79 mills for the 2024–25 fiscal year, meaning you pay $26.79 per $1,000 of assessed value (70% of market). On a $650,000 home, assessed value equals $455,000, producing an annual tax bill of roughly $12,190, or $1,015/month—factor this into your debt-to-income ratio up-front.

Revaluation occurs every five years; the next one is 2026. If you renovate, permits trigger an automatic interim adjustment, so budget a 10–15% tax jump when you add that master suite. NMHL escrows taxes monthly at no extra cost and offers Escrow Cushion Protection—we’ll front any shortage under $1,000 rather than hit you with a spike.

Seniors 65+ earning under $55,000 can apply for the Tax Relief for Elderly Homeowners—exempts $2,000 off the assessment, saving about $54/year. More impactful: the state Property Tax Credit on your CT return equals $200–$400 depending on income; we build this into your tax benefit analysis so you see true housing cost.

Fairfield Public Schools serve 9,200 students across 11 elementary, 3 middle, and 2 high schools. McKinley Elementary (Stratfield) and Roger Ludlowe High consistently rank in Niche’s top 50 for Connecticut, supporting price premiums of 8–10% within their attendance zones. When shopping, ask NMHL for our color-coded school-map overlay so you can weigh test scores against monthly payment; moving one street north into the Mill Hill district can drop purchase price by $40K and shave $250 off your mortgage.

Private options include Fairfield Prep and Unquowa; proximity raises luxury demand in the Greenfield Hill area where 4-bed new builds list $1.3–1.6M. Our jumbo 10%-down program caps at $2M, keeping monthly payments competitive with 20% down bank loans.

School rankings also affect refinance appraisals—homes in the Tomlinson Middle district averaged 4.2% appreciation versus 2.8% district-wide last year. If rates drop and you want to drop PMI, we’ll use the higher tiered comps to maximize your new valuation.

• Fairfield Flex FHA – 580 credit, 3.5% down, gift funds OK; we’ll accept 1099 income after just 6 months if you were W-2 in the same field last year.
• Veteran’s FastTrack – 0% down, 580 min score, waive the 1.25% funding fee if you have 10% or more disability rating; we credit it back at closing.
• Self-Employed Bank-Statement – Use 12 or 24 months of personal or business statements; qualify up to 90% LTV on loans to $1.5M with rates only 0.25% above conventional.
• Jumbo 10 – 10% down up to $2M, 700 score, debt-to-income to 43%; ideal for Southport or Greenfield Hill luxury without tying up $400K in equity.
• Community Heroes – Extra 0.25% lender credit for teachers, nurses, police, EMTs; combine with CT’s Time-to-Own for up to $55K in assistance.

Every program comes with NMHL’s Close-On-Time Guarantee—if we miss the agreed date without a valid extension, we credit $2,500 toward your closing costs. In Fairfield’s competitive market, that promise gives sellers confidence to accept your offer even if you’re putting only 3% down.