Delaware State Housing Authority

What Delaware State Housing Authority does

Delaware State Housing Authority (DSHA) is a Delaware state government agency established in 1968 that operates three integrated functions: housing finance agency, public housing authority for Kent and Sussex counties, and community development agency. The agency administers federally funded rental assistance via 902 Housing Choice Vouchers, manages directly-owned public housing communities (Burton Village, Hickory Tree Village, Liberty Court, among others), and supports affordable rental supply through Low Income Housing Tax Credit (LIHTC) administration — creating or preserving 761 units in 2025.

DSHA's revenue mechanics rely on a hybrid of federal appropriations, bond issuance, and state legislative funding rather than commercial sales. The agency issued $75 million in bonds in 2024 to support 30-year fixed-rate mortgages under the recently rebranded Delaware Mortgage Program (formerly 'Kiss Your Landlord Goodbye'), with first-mortgage originations totaling $46.9 million in 2025 alongside $11.9 million in zero-interest down payment assistance. Down payment assistance is structured as silent second mortgages (3%–5% of first mortgage, or $10,000 flat) that are deferred, forgivable, or repayable only on sale/refinance. Additional revenue streams include HUD funding for Project-Based Vouchers ($2.8 million) and HOME-ARP grants ($5.4 million), plus FY2025 Downtown Development Districts investment of $8.1 million that leveraged $118.2 million in private capital across 12 designated districts.

Customer-facing go-to-market operates through three channels: a preferred lender network (Pike Creek Mortgage, Meridian Bank, Primary Residential Mortgage), HUD-approved housing counselors, and direct public housing/subsidized rental management. In April 2026, DSHA relaunched its mortgage program with new products (Keys4You, Take5, Diamond in the Rough) and split offerings into Welcome Home (first-time buyers) and Open Door (repeat buyers). A centralized waitlist platform with AffordableHousing.com and four peer housing authorities went live in October 2024, while a Landlord Incentive Program recruits private landlords into the voucher program through cash incentives. Partnerships extend into healthcare (MOMS mobile maternal care, cardiovascular screenings), workforce development (Coleman's CNA Academy scholarships), and disaster preparedness (University of Delaware Sea Grant, DEMA). DSHA is led by Director Matthew Heckles and operates from Dover headquarters with Wilmington offices; it is functionally a quasi-governmental monopoly with no private-sector competitor for its core statutory mandates.

Name

Delaware State Housing Authority

Legal name

Delaware State Housing Authority

Website

https://destatehousing.com

Company type

Private

Founded year

1968

Operating status

Operating

Headcount range

101–250 employees

Short description

Delaware State Housing Authority (DSHA) is a Delaware state agency founded in 1968 that administers affordable homeownership lending, Housing Choice Vouchers, public housing, and LIHTC programs serving low- and moderate-income residents across the state. It funds operations via federal HUD appropriations, bond issuance, and state appropriations, distributing $46.9 million in first mortgages and $11.9 million in down payment assistance in 2025.

Ownership category

akta.pro rank

Product category

Public Housing Services

NAICS

Administration of Housing Programs (92511), Administration of Urban Planning and Community and Rural Development (92512), Lessors of Residential Buildings and Dwellings (53111), Rental and Leasing Services (532)

SIC

Federal & Federally-Sponsored Credit Agencies (6111), Services-To Dwellings & Other Buildings (7340)

akta.pro primary industry

Down Payment Assistance (DPA) & Homebuyer Subsidy Programs (FSALAKAE)

akta.pro secondary industries

Affordable Housing / Down Payment Assistance (DPA) Mortgage Origination (FSALAAAM), Affordable & Subsidized Housing Property Management (LIHTC, Section 8) (BPAJAFAD), Rural, Tribal & Special-Population Housing Programs (FSALAKAL), Housing & Neighborhood Services (Local Housing Programs) (BPAIACAJ)

Keywords

• Affordable housing programs
• Public housing services
• Mortgage lending programs
• Rental assistance vouchers
• Housing development financing

Headquarters

HQ city

Dover

HQ country

United States

HQ region

North America

Offices3 records

Markets served

GTM type

B2C

Offering type

Services

Cost components

Personnel, Operations, Infrastructure, Marketing or Sales, Technology or R&D, Others

Revenue model

1. Mortgage Lending Revenue: DSHA operates as the state's housing finance agency, issuing bonds to fund affordable mortgage programs. The agency generates revenue through competitive mortgage interest rates and fees associated with homeownership loan programs. Revenue supports operations and enables continued program delivery.
2. HUD Funding: DSHA receives federal funding from the U.S. Department of Housing and Urban Development (HUD) for public housing operations, Housing Choice Vouchers, and community development Block Grants.
3. Downtown Development Districts Program: State-funded rebate program created by 2014 legislation. Invests $8.1 million in FY2025 in development projects across 12 designated districts statewide.

Pricing tiers

Go-to-market motion2 records

Distribution channels6 records

Marketing channels7 records

Core offering

Delaware State Housing Authority (DSHA) is the State of Delaware's housing finance agency and public housing authority, providing affordable homeownership mortgage loans with down payment and closing-cost assistance, Housing Choice and Project-Based rental vouchers, public housing in Kent and Sussex counties, Low Income Housing Tax Credits for affordable rental development, the Moving to Work self-sufficiency program, and the Downtown Development Districts Rebate Program for community revitalization.

Product overview

Delaware State Housing Authority (DSHA) offers a comprehensive portfolio of housing programs as Delaware's housing finance agency and public housing authority. The core products include the Delaware Mortgage Program (recently rebranded from Kiss Your Landlord Goodbye in April 2026) with two sub-brands: Welcome Home for first-time buyers and Open Door for repeat buyers. Mortgage products include Smart Start (no down payment), First State (3% assistance), Keys4You (4% assistance), Take5 (5% assistance for Welcome Home), and Diamond in the Rough (repair loans). Rental programs include Housing Choice Vouchers, Project-Based Vouchers, and the Moving to Work self-sufficiency program. Development programs include the Downtown Development Districts Rebate Program (20% rebate on investments) and Low Income Housing Tax Credit administration. Additional programs address disaster housing, landlord incentives, and housing stability assistance.

Differentiator

Problem solved

Functional benefit

Brands

• Delaware Mortgage Program: Single-family mortgage lending program offering home loans, down payment assistance, and closing cost assistance for first-time and repeat homebuyers in Delaware. Includes Smart Start, First State, Keys4You, Take5, and Diamond in the Rough loan products.
• Kiss Your Landlord Goodbye
• Moving to Work (MTW)

Products and services

• Delaware Mortgage Program DSHA's primary homeownership financing program offering 30-year fixed-rate mortgages (rates as low as 5.25%) with bundled down payment and closing cost assistance for first-time (Welcome Home) and repeat (Open Door) homebuyers in Delaware. Includes Smart Start, First State, Keys4You, Take5, and Diamond in the Rough loan options, delivered through DSHA's preferred lender network.
• Housing Choice Voucher (HCV) Program Federal rental assistance program providing housing subsidies to eligible low-income individuals and families to rent privately-owned dwelling units from participating landlords in Kent and Sussex counties; DSHA administers 902 vouchers.
• Moving to Work (MTW) Program Workforce development and housing program for public housing and Housing Choice Voucher recipients requiring participants to work toward self-sufficiency within 5-7 years, with rent capped at 35% of adjusted monthly income and escrow savings accumulated for future homeownership.
• Downtown Development Districts (DDD) Rebate Program State program providing a 20% rebate on qualified real-property investments in 12 designated Downtown Development Districts (Dover, Wilmington, Seaford, Georgetown, Harrington, Laurel, Milford, Smyrna, City of New Castle, Clayton, Delaware City, Middletown) to spur private capital investment, job growth, and commercial vitality.
• Low Income Housing Tax Credit (LIHTC) Program Federal tax credit program administered by DSHA that allocates 4% and 9% Low Income Housing Tax Credits to developers over a 10-year compliance period to build and preserve affordable rental housing in Delaware.
• Project-Based Voucher (PBV) Program Rental assistance attached to specific housing developments rather than individuals, awarded competitively by DSHA to expand the supply of affordable rental units across Delaware.
• Landlord Incentive Program Program offering financial incentives to landlords in Kent and Sussex Counties to participate in the HCV program, including a $1,000 sign-on bonus, $500 per new unit up to five units, security deposit assistance, damage claim payments, and vacancy loss payments up to one month's rent.
• Housing Stability Program Emergency assistance program providing temporary financial help for eviction diversion, security deposits, and housing stability services to Delaware residents facing housing instability.
• Home Sweet Home for the Holidays Program Temporary down payment and closing-cost assistance program offering $10,000 for Delaware homebuyers purchasing homes up to $285,000 sales price, structured as a zero-interest forgivable second loan decreasing 10% per year and forgiven after 10 years if the buyer maintains the home as primary residence.

Quantifiable outcome

• 1,593 families purchased homes with DSHA assistance in 2025
• +5 more outcomes

Named customers9 records

Segments6 records

Ideal customer profiles5 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Partnerships

27 partnerships are on record, tiered core and minor.

• AffordableHousing.comcoreStrategic or Co-development Partner · 1 October 2024Statewide initiative to centralize housing assistance application process. Single streamlined system allows applicants to submit and manage waiting list applications for all five Delaware public housing authorities using a common application processed through a centralized platform.
• Delaware 211 (United Way of Delaware)minorStrategic or Co-development Partner · 1 October 2024Delaware 211 Helpline serves as centralized access point for additional social services, connecting individuals to a wide range of needs beyond housing assistance through the partnership with housing authorities.
• Coleman's CNA AcademyminorStrategic or Co-development Partner · 1 July 2024MOU between DSHA and Coleman's CNA Academy for nursing assistant training. DSHA provides full scholarships for Moving to Work clients to attend the four-week program. Academy provides state-accredited training, daycare services, and job placement assistance.
• Dover Housing AuthoritycoreStrategic or Co-development PartnerOne of five Delaware public housing authorities participating in centralized housing assistance application partnership with DSHA and AffordableHousing.com.
• New Castle County Housing AuthoritycoreStrategic or Co-development PartnerOne of five Delaware public housing authorities participating in centralized housing assistance application partnership with DSHA and AffordableHousing.com.
• Newark Housing AuthoritycoreStrategic or Co-development PartnerOne of five Delaware public housing authorities participating in centralized housing assistance application partnership with DSHA and AffordableHousing.com.
• Wilmington Housing AuthoritycoreStrategic or Co-development PartnerOne of five Delaware public housing authorities participating in centralized housing assistance application partnership with DSHA and AffordableHousing.com.
• CSG AdvisorsminorImplementation/ SI/ Consulting PartnerCSG Advisors was integral in coordinating and launching the centralized waitlist system across Delaware's five public housing authorities.
• Delaware Cardiovascular Health Learning CollaborativeminorStrategic or Co-development PartnerPartnership to provide healthy heart programming for public housing residents including free cardiovascular screenings, education events, and health resource connections at Liberty Court community.
• La Red Health CenterminorStrategic or Co-development PartnerMOMS (Maternal Outreach and Mobile Services) project partnership to bring maternal care to underserved communities in southern Delaware. DSHA provides site access at Hickory Tree property for mobile health unit visits.
• University of Delaware Sea Grant ProgramminorStrategic or Co-development PartnerPartnership to offer free disaster housing recovery and resiliency planning workshops for Delaware municipalities. Workshops help communities identify high-risk areas, flood plains, and potential interim housing locations.
• NeighborGood PartnersminorImplementation/ SI/ Consulting PartnerHUD-approved housing counseling agency providing financial coaching and credit counseling to DSHA program participants including Moving to Work clients.
• M&T BankminorStrategic or Co-development PartnerFinancial literacy seminars offered through partnership with M&T Bank for students at Coleman's CNA Academy and DSHA clients.
• First State Community Action AgencyminorImplementation/ SI/ Consulting PartnerAdministers Sussex County Housing Trust Fund grants for down payment and closing cost assistance. DSHA refers clients to receive grants of up to $20,000 for homeownership.
• Pike Creek Mortgage ServicescoreChannel Partner/ Reseller/ DistributorPlatinum Mortgage Lender award winner. DSHA's top-performing preferred lender partner for homeownership mortgage programs.
• Veterans UnitedminorChannel Partner/ Reseller/ DistributorVeterans-focused lender that connected veteran homebuyers like Jennie Steward with DSHA's Welcome Home Delaware Diamonds program.
• Food Bank of DelawareminorStrategic or Co-development PartnerPartner in healthy heart programming, providing nutritious lunch and food boxes for residents at cardiovascular health events.
• Delaware Department of Health and Social Services, Division of Public HealthminorStrategic or Co-development PartnerPartner in Delaware Cardiovascular Health Learning Collaborative providing health screenings and education at public housing communities.
• BayhealthminorStrategic or Co-development PartnerHealthcare partner in Delaware Cardiovascular Health Learning Collaborative providing cardiovascular health screenings and education.
• Beebe HealthcareminorStrategic or Co-development PartnerSussex County hospital system participating in MOMS program to coordinate maternal care for underserved women in southern Delaware.
• TidalHealthminorStrategic or Co-development PartnerSussex County hospital system participating in MOMS program to provide maternal care coordination for rural Delaware families.
• Delaware Division of Public HealthminorStrategic or Co-development PartnerState health agency collaborating on MOMS project to improve maternal health outcomes in southern Delaware.
• Rehoboth Community Resource CenterminorStrategic or Co-development PartnerCommunity partner providing site visits for MOMS program delivering maternal care services to underserved women.
• Delaware Emergency Management Agency (DEMA)minorStrategic or Co-development PartnerFederal, state, and local agency participating in Disaster Housing Task Force to develop comprehensive disaster housing strategy.
• Delaware Department of Natural Resources and Environmental Control (DNREC)minorStrategic or Co-development PartnerState agency participating in Disaster Housing Task Force to develop comprehensive disaster housing strategy.
• Delaware Department of Health and Social Services (DHSS)minorStrategic or Co-development PartnerState agency participating in Disaster Housing Task Force. Responsible for sheltering in disaster response timeline.
• Learning Tree AcademyminorStrategic or Co-development PartnerDaycare services partner for students at Coleman's CNA Academy, providing childcare while parents complete nursing assistant training.

Scale indicators21 records

Recent moves6 records

Expansion highlights6 records

Broad incumbents

• U.S. Department of Housing and Urban Development (HUD): Federal agency providing core funding, regulatory oversight, and program framework for DSHA's public housing, HCV, HOME-ARP, and CDBG programs. DSHA's Director previously served as HUD Regional Administrator, illustrating the close institutional linkage.
• Federal Home Loan Bank of Pittsburgh: FHLBank providing Home4Good and Affordable Housing Program grants to DSHA and partners. Acts as upstream capital provider and program partner across DSHA's homelessness and affordable housing initiatives.

Direct peers

• Ohio Housing Finance Agency: Ohio's state HFA offering homeownership lending, down payment assistance, LIHTC administration, and multifamily financing. Comparable mission and program structure.
• Wilmington Housing Authority: Local public housing authority covering New Castle County (where DSHA does not operate as PHA). Direct peer for HCV administration, public housing operations, and centralized waitlist coordination.
• Connecticut Housing Finance Authority (CHFA): Connecticut's state HFA administering similar mortgage lending, down payment assistance, and affordable housing development programs. Comparable state-scale HFA peer in a small Northeast state.
• Massachusetts Housing Partnership: Massachusetts state-chartered housing agency supporting affordable housing development, homeownership financing, and policy research. Comparable scale and breadth of programs.
• Pennsylvania Housing Finance Agency (PHFA): Pennsylvania's state housing finance agency administering similar mortgage lending, down payment assistance, LIHTC allocation, and rental assistance programs. Comparable in mission structure to DSHA though larger in scale given Pennsylvania's population.
• New Jersey Housing and Mortgage Finance Agency (NJHMFA): New Jersey's state HFA offering mortgage programs, down payment assistance, and LIHTC administration. Regional mid-Atlantic peer with overlapping program design.
• Virginia Housing (VHDA): Virginia's state housing finance agency providing mortgage lending, down payment assistance, and rental programs. Comparable state-scale HFA peer.
• Maryland Department of Housing and Community Development: Maryland's combined housing finance and community development agency. Closely parallels DSHA's three-in-one agency structure of housing finance, community development, and special lending programs.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat4 records

Key risks6 records

Key highlights7 records

Customer concentration

• Xx.com/DEStateHousing
• YouTubeyoutube.com/channel/UCyNl0EdSmhQ_bhlQp46wavA
• Facebookfacebook.com/DeStateHousing
• LinkedInlinkedin.com/company/delaware-state-housing-authority
• Instagraminstagram.com/de_state_housing_authority

Revenue estimate

Valuation estimate

Number of profiles

Profiles9 records

Funding overview

Funding rounds

Investors

Funding detail is available on the Subscription and Enterprise plan.Contact sales →

M&A

Investments

M&A and investment is available on the Subscription and Enterprise plan.Contact sales →

Frequently asked questions about Delaware State Housing Authority