Builder | Buyer Housing Incentive Program
About
Williams County has launched the Builder | Buyer Housing Incentive Program, a dual incentive program designed to support the construction and purchase of new single-family homes. The program combines property tax exemptions with targeted financial assistance to help both builders and homebuyers.
Builders and homeowners outside of city limits, but within Williams County, can apply for a property tax exemption of up to $150,000 of a home’s true and full value for new construction of single-family residential property.
For new residential construction located anywhere in Williams County, builders can receive up to $25,000 in financial assistance per home for infrastructure-related expenses, while buyers can receive up to $15,000 toward closing costs and interest buy-down points. Both builders and buyers can also apply for up to $5,000 towards infrastructure connection fees.
Property Tax Exemption Program
In compliance with the authority granted by NDCC § 57-02-08(42) and Williams County Board of County Commissioners resolutions, Williams County allows a property tax exemption for builders and homeowners of newly constructed single-family residential property located within Williams County and outside the corporate limits of any incorporated city located within Williams County.
The Property Tax Exemption program will automatically expire on December 31, 2027, unless extended by the Williams County Board of County Commissioners. The Board may amend or rescind this program, and the resolution implementing the program, at any time.
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Financial Assistance Program
With the objective of increasing the inventory of new single-family homes, financial assistance is being offered to both the builder and the buyer, with a focus on infrastructure and closing costs.
The Application will be available beginning Monday, April 21, 2025
Funding
$1.3 million from the Williams County Crew Housing Fund is available on a first-come first-served basis until the available funds are depleted or as determined in the discretion of the Williams County Board of County Commissioners.
Definition of Single-Family Residential Property
For the purposes of the Financial Assistance Program, and its subparts described below (FA1, FA2, FA3), a “single-family residential property” is defined as:
- Any property that is assessed as real property and classified as residential under NDCC 57-02, including townhomes and condominiums;
- Property that is not taxed on the permit system under NDCC Chapter 57-55;
- Property that is intended to house one family; and
- Property that is, or will be, occupied by the homeowner, who considers it their primary residence
In the case of modular or other off-site built homes (e.g. manufactured or mobile), the structure must have a manufacture date within one year of the application date.
Sales Price Limits
For the purposes of the Financial Assistance program, and its subparts described below (FA1, FA2, FA3), the anticipated list price, in the case of the builder, or the final purchase price, in the case of the buyer, for the single-family residential property listed in the application must be no more than the current FHA Mortgage Limit, plus 10% ($576,647.50 as of 1/1/2025).
Process
The application process will be facilitated by the Williams County Community Engagement Coordinator. Applications will be reviewed by a committee (“Review Committee”) appointed by the Williams County Board of County Commissioners (“the Board”) for a recommendation, subject to final approval by the Board. Applications will be accepted on a first-come, first-served basis, and will be reviewed and approved on a schedule to align with the Board’s regular meetings schedule.
The Review Committee Composition, as approved by the Board:
- Williams County Development Services Director or designee
- Williams County Treasurer/Recorder or designee
- Williams County Commissioner – to be appointed by the Board
- Staff Contact: Williams County Community Engagement Coordinator
FA 1: Builder/Buyer Utility Connection Assistance
Amount: Up to a total of $5,000 per newly constructed owner-occupied single-family residential property located in Williams County. The anticipated list price, in the case of the builder, or the final purchase price, in the case of the buyer, for the single-family residential property listed in the application must be no more than the current FHA Mortgage Limit, plus 10% ($576,647.50 as of 1/1/2025).
Who Can Apply? Any builder or buyer of newly constructed owner-occupied single-family residential property located anywhere in Williams County. "Builder" includes an individual who builds that individual's own residence or an individual who builds residences for others.
Eligible Construction: Any newly constructed owner-occupied single-family residential property with a certificate of occupancy issued after April 15, 2025.
Eligible Expenses:
- Direct pay to utility company for connection and hook-up fees for electricity, natural gas, water, or sewer for residences on newly constructed single-family residential property.
Parameters
- Awardee will need to provide an invoice from the utility vendor for the vendor to be paid. Funds will not be provided to the builder or the homeowner/buyer.
- If awarded funds, the applicant must provide a schedule of utility installations.
Requirements:
- Prior to submitting an application, a building permit must have been issued and paid for in full.
- Connection or hook-up fees previously paid by the applicant will not be reimbursed.
- Applicant must be current on all real estate taxes in Williams County. Delinquent real estate taxes in other states must be disclosed at the time of application. Failure to disclose out-of-state delinquent real estate taxes may result in disqualification or denial of the application.
FA 2: Builder Assistance
Amount: Up to a total of $25,000 per newly constructed single-family residential property. The anticipated list price for the single-family residential property listed in the application must be no more than the current FHA Mortgage Limit, plus 10% ($576,647.50 as of 1/1/2025).
Who Can Apply?: Any builder that is a licensed contractor in the state of North Dakota that is constructing new owner-occupied single-family residential property located anywhere in Williams County. "Builder" includes an individual who builds that individual's own residence or an individual who builds residences for others.
A developer may apply, but must have a licensed contractor identified in the application.
Eligible Construction: Any newly constructed single-family residential property intended to be occupied by the homeowner in which the construction of the foundation began after April 15, 2025. The anticipated sales price of the single-family residential property must be no more than the current FHA Mortgage Limit, plus 10% ($576,647.50 as of 1/1/2025).
Eligible Expenses:
- Direct pay to utility or utility installation companies for new lineage from newly constructed single-family residential property to water, sewer, or electric mainline connections.
- Direct pay to political subdivisions for assistance with special assessments related to sidewalk, road/street, water, or sewer construction or improvements.
- Direct pay to septic installers for individual residential septic system installation or community septic system installation.
- An option to reimburse a builder for any of the above expenses will be considered by Williams County on a case-by-case basis depending on the information provided in the application, including the project description (e.g., if the builder is constructing several speculative homes and the eligible expenses are not itemized per residential property). Expenses must not have been incurred prior to submission of application.
Parameters
- Applicant may apply for more than one newly constructed single-family residential property and reapply at different times for different newly constructed single-family residential properties, except that no more than a total of $200,000 in lifetime builder assistance may be awarded to any one applicant-builder or developer.
- If not building applicant’s own residence, sale must be intended to be an arm’s length transaction, defined as “a transaction between a willing seller and a willing buyer, neither party being affiliated, both of whom are knowledgeable concerning all the uses to which it is adapted and for which it is capable of being used.”
Requirements for Applicant
- Must be a registered business with the State of North Dakota and in good standing.
- Must be a contractor licensed in the State of North Dakota and in good standing, unless applicant is a developer. If applicant is a developer, a contractor licensed in the State of North Dakota and in good standing must be identified on the application as the contractor for the project and the developer and contractor must have a binding written contract for the project in place at the time the application is submitted.
- Must complete construction of the single-family residential property within 18 months from the date of the application for builder assistance is approved by Williams County. If construction is not completed, or abandoned, builder may become ineligible for any future funding opportunities.
- Once construction is complete, a copy of the certificate of occupancy must be sent to the Williams County Community Engagement Coordinator.
- Must disclose any and all liens, judgments, and litigation related to the applicant’s business within the past three years through date of submission of the application. If the applicant is a developer, the licensed contractor for the project must also disclose any and all liens, judgments, and litigation related to the contractor within the past three years through date of submission of the application. Failure to provide this information may result in disqualification of the application.
- Must not have incurred any of the expenses listed on the application prior to submission.
- Must be current on all real estate taxes in Williams County. Delinquent real estate taxes in other states must be disclosed at the time of application. Failure to disclose out-of-state delinquent real estate taxes may result in disqualification of the application.
- Must submit a marketing plan with the application if the newly constructed single-family residential property to be built are speculative homes (“spec homes”).
- Building Permit for all properties listed in the application issued by appropriate public entity must be included in the application.
FA3: Buyer Assistance
Amount: Up to a total of $15,000 per buyer for purchase of owner-occupied newly constructed single-family home. The final purchase price for the single-family residential property listed in the application must be no more than the current FHA Mortgage Limit, plus 10% ($576,647.50 as of 1/1/2025).
Who Can Apply? Any buyer of newly constructed homeowner-occupied single-family residential property located anywhere in Williams County.
Eligible Construction: Any newly constructed owner-occupied single-family residential property located anywhere in Williams County with a certificate of occupancy issued after April 15, 2025.
Eligible Expenses:
- Direct pay to bank or title company upon closing for buyer-owed closing costs, excluding mortgage insurance premiums, down payment, appraisal gap payment, or real estate commission.
- Direct pay to bank upon closing for interest buy down points.
Parameters
- Final purchase price must be at or below the current FHA mortgage limit for Williams County, plus 10% ($524,225 + 10% = $576,647.50 as of 1/1/2025).
- Purchase must be an arm’s length transaction, defined as “a transaction between a willing seller and a willing buyer, neither party being affiliated, both of whom are knowledgeable concerning all the uses to which it is adapted and for which it is capable of being used.”
Requirements
- The single-family residential property must be considered the buyer’s primary residence.
- Must be current on all real estate taxes in Williams County. Delinquent real estate taxes in other states must be disclosed at the time of application. Failure to disclose out-of-state delinquent real estate taxes may result in disqualification of the application.
- Must be using a North Dakota-based loan officer at a lending institution unless the buyer holds a VA Certificate of Eligibility (VA Form 26-1880). A pre-approval letter from the lending institution must be submitted with the application. If application is accepted, funds will be reserved for the buyer. If the sale is successful, funds will be provided directly to the lending institution or the title company, as indicated in the application, by the closing date.
- Must meet all mortgage requirements of buyer’s lending institution. Williams County does not dictate stipulations of the mortgage.
- Single-family residential property that is being purchased with owner financing are not eligible for the buyer assistance program.
Contact
Contact the Assessor's Office for questions about the Property Tax Exemption Program.
Contact the Community Engagement Coordinator for questions about the Financial Assistance Program.