On-reserve and off-reserve housing programs, mortgages, and financial resources for First Nations homebuyers
Buying a home is one of the most significant financial decisions you will make. For First Nations people in Canada, the path to homeownership has unique challenges — particularly on-reserve, where the Indian Act restricts the use of reserve land as mortgage collateral. This guide explains your options in 2025, both on and off the reserve.
Reserve lands in Canada are held by the Crown for the use and benefit of First Nations bands. Individual band members cannot hold fee simple title to land on a reserve, which means they cannot mortgage the land in the traditional sense. This has historically been the biggest barrier to homeownership on-reserve.
However, several programs have been developed specifically to address this barrier and make homeownership on-reserve achievable.
The Canada Mortgage and Housing Corporation's Section 95 program provides subsidized housing loans to First Nations bands for the construction and renovation of rental housing on-reserve. While this is primarily a rental program, it helps bands build housing stock that can eventually transition to homeownership arrangements.
The First Nations Market Housing Fund, established in 2008, helps First Nations bands access mortgage financing for market-based housing on-reserve. Bands apply to the Fund, and once approved, individual band members can obtain mortgage-backed loans from approved lenders (including major banks). The Fund provides a guarantee that substitutes for the traditional land-as-collateral model.
As of 2025, over 100 First Nations communities participate in the FNMHF. Contact your band council to find out if your community is eligible or enrolled.
CMHC's on-reserve housing programs include repair and renovation funding, capacity building grants, and support for First Nations housing authorities. CMHC works directly with band councils to plan and finance housing projects.
Many First Nations band councils operate their own housing programs, often funded through a combination of federal transfers, band revenues, and partnership arrangements. These can include:
Contact your band council's housing department directly to find out what programs are available in your community.
First Nations people purchasing homes off-reserve have access to the same mortgage programs as all Canadians, plus several Indigenous-specific advantages:
The federal First-Time Home Buyer Incentive (FTHBI) program allowed the CMHC to contribute 5–10% of a home's purchase price in exchange for a shared equity stake. Note: as of March 2024, the FTHBI was discontinued for new applicants. The First Home Savings Account (FHSA) is now the primary federal vehicle for first-time buyers.
Several provinces offer property transfer tax exemptions for First Nations buyers. British Columbia exempts First Nations individuals purchasing land on-reserve from the Provincial Property Transfer Tax. Ontario provides a Land Transfer Tax exemption for Status Indians purchasing land on a reserve. See our dedicated guides for BC and Ontario for full details.
One of the biggest barriers for any first-time buyer is saving the down payment. Options for First Nations buyers include:
KOHO is a great option for Indigenous Canadians: no monthly fees, no minimum balance, and built-in spending tracking. Use code 45ET55JSYA for a sign-up bonus.
Open KOHO Free — Code 45ET55JSYANot all mortgage brokers understand the nuances of First Nations homeownership — particularly on-reserve. Look for brokers who have experience with:
Indigenous financial institutions like Peace Hills Trust and some credit unions near reserves have specialized expertise and may be your best first call.
Homeownership for First Nations people is achievable with the right programs and planning. The landscape has improved significantly in recent years, and resources tailored to Indigenous buyers continue to expand. Start by contacting your band council and exploring the federal programs available to you.