Eligibility Requirements

The purpose of the Live Near Your Work (LNYW) program is the stabilization and revitalization of the neighborhoods, municipalities, and zip codes surrounding the Washington University Danforth Campus, North Campus, Medical Campus, and BJC HealthCare facilities located within the footprint of the St. Louis Anchor Action Network (see PROGRAM OVERVIEW – ELIGIBLE NEIGHBORHOODS, MUNICIPALITIES, AND ZIP CODES for a listing of those zip codes). The program provides down payment and/or closing cost assistance as an employee benefit for eligible Washington University and BJC HealthCare employees towards the purchase of a home within the approved eligibility area.

Eligible employees who purchase a home as a primary residence in the neighborhoods, municipalities, and zip codes described below may be able to receive a forgivable loan in the maximum amount of twelve thousand five hundred dollars ($12,500). These funds are to be used to pay either part of the down payment or closing costs on a home purchase. With the approval of the program administrator in his or her discretion, a portion of the loan proceeds may also be used to pay rehabilitation costs.

Refer to the detailed eligible neighborhood maps at this link: lnyw.wustl.edu/eligibility. Click on the magnifying glass icon to type in any address to search on that page and see if it falls within the boundary area.

• DEBALIVIERE PLACE is defined by Forest Park Parkway to the South, Union Boulevard to the East, Delmar Boulevard to the North, and DeBaliviere Avenue to the West.

• WEST END is defined by Delmar Boulevard to the South, Belt Avenue and Union Boulevard via Maple Avenue to the East, Page Boulevard on the North, and North Skinker Parkway to the West.

• SKINKER-DEBALIVIERE is defined by Forest Park Parkway to the South, DeBaliviere Avenue to the East, Delmar Boulevard to the North, and North Skinker Boulevard to the West.

• FOREST PARK SOUTHEAST is defined by Hunt Avenue and Swan Avenue via South Taylor Avenue to the South, Vandeventer Avenue to the East, Interstate-64 to the North, and Kingshighway to the West.

• CENTRAL WEST END NORTHEAST is defined by Olive Street and Lindell Boulevard via North Boyle Avenue to the South, Vandeventer Avenue to the East, Delmar Boulevard to the North, and Walton Avenue to the West.

• PARKVIEW GARDENS is defined by Delmar Boulevard to the South, Eastgate Avenue to the East, Olive Boulevard to the North, and Kingsland Avenue to the West.

• ACADEMY is defined by Dr. Martin Luther King Drive to the North, Delmar Boulevard to the South, Kingshighway Boulevard on the East and Union Boulevard on the West.

• VISITATION PARK is defined by Maple Avenue to the North, Delmar Boulevard to the South, Union Boulevard to the East and Belt Avenue on the West.

• FOUNTAIN PARK is defined by Dr. Martin Luther King Drive to the North, Delmar Boulevard to the South, Walton Avenue to the East and Kingshighway Boulevard to the West.

• LEWIS PLACE is defined by Dr. Martin Luther King Drive to the North, Delmar Boulevard to the South, North Newstead Avenue to the East and Walton Avenue to the West.

• VANDEVENTER is defined by Dr. Martin Luther King Drive to the North, Delmar Boulevard to the South, Vandeventer Avenue to the East and North Newstead Avenue to the West.

• HAMILTON HEIGHTS is defined by Martin Luther King Drive to the North, Page Boulevard to the South, Union Boulevard to the East and Kienlen Street/Cockrill Street to the West.

• UNIVERSITY CITY – 3RD WARD is defined here: ucitymo.org/DocumentCenter/View/2037/Univ-City-2022-Ward-Map-Final?bidId

• ST. LOUIS ANCHOR ACTION NETWORK includes the following zip codes that have been incorporated into the eligibility area for the LNYW program as of 11/7/23:

• 63101
• 63102
• 63103
• 63104
• 63106
• 63107
• 63112
• 63113
• 63114
• 63115
• 63118
• 63120
• 63121
• 63133
• 63134
• 63135
• 63136
• 63137
• 63138
• 63140
• 63147
• 63155

Properties eligible for this program must be:

1. 1-4 family buildings. Condominiums are eligible.
2. Used as a primary residence by the purchasing employee.
3. Located in one of the program-approved areas
   1. (see PROGRAM OVERVIEW – ELIGIBLE NEIGHBORHOODS, MUNICIPALITIES, AND ZIP CODES)

Eligible Employees

• Washington University eligible employees must meet all the following criteria:
  • Full-time employees or part-time employees working 24 or more hours per week at Washington University in good standing, as verified by Human Resources.
    • Graduate students and fellows are not eligible.
    • Medical residents are eligible.
  • Purchasing an eligible property as described herein.
  • Employee can use this benefit only once. The benefit cannot be combined with another employee’s benefit on a single home purchase.
  • Eligible employees must qualify for a mortgage through a participating approved lender (see Approved Lenders List).
  • First time home buyers must participate in a first time home buying counseling program selected by the program administrator.
  • Must not be a “disqualified person” of Washington University within the meaning of Section 4958 of the Internal Revenue Code, as determined by the Controller of the University in his or her discretion. In general, a “disqualified person” includes a trustee, officer, or any other employee who is or was at any time during the previous five (5) years in a position to exercise substantial influence over the affairs of Washington University as well as his or her family members.
  • Washington University is currently reviewing program changes to take effect when funds become available in July 2025. Employees are welcome to apply before the program changes are published but will still be subject to the new criteria retroactively.

• BJC HealthCare eligible employees must meet all the following criteria:
  • Full-time employees or part-time employees working 24 or more hours per week at BJC HealthCare in good standing, as verified by Human Resources.
    • Medical residents assigned to BJC HealthCare are classified as WUSTL employees but have benefits provided by BJC and are ELIGIBLE through BJC.
  • Purchasing an eligible property as described herein.
  • Employee can use this benefit only once. The benefit cannot be combined with another employee’s benefit on a single home purchase.
  • Eligible employees must qualify for a mortgage through a participating approved lender (see Approved Lenders List).
  • First time home buyers must participate in a first time home buying counseling program selected by the program administrator.
  • Must not be a “disqualified person” of BJC HealthCare. In general, a “disqualified person” includes a trustee, officer, or any other employee, or family member of such employee, who is or was any time during the previous five years in a position to exercise substantial influence of the affairs of BJC HealthCare.
  • Must not be contingent workers, secondary positions, PRN or persons of interest.
  • BJC HealthCare has added two new program requirements as of January 2025:
    • Must be an employee of BJC HealthCare for at least one year before applying.
    • Homes purchased have a maximum sales price of $300,000.

Washington University in St. Louis
The maximum amount of new forgivable loans to be issued during any academic fiscal year (July 1 – June 30) is $300,000 and is issued on a first-come, first-served basis.

BJC HealthCare
The maximum amount of new forgivable loans to be issued during any fiscal year (January 1 – December 31) is $500,000 and is issued on a first-come, first-served basis.

Each Live Near Your Work program participant and any co-buyer of the property must sign the following legal documents prior to closing.

1. Truth in Lending Statement
2. Privacy Notice for Borrowers
3. Promissory Note
4. Tax Disclosure Statement

Loans are not secured by a mortgage or deed of trust on the house.  If you would like to preview the documents prior to the pre-closing meeting, please contact the program administrator.

The employee and any co-buyer and the Live Near Your Work program administrator will submit for review requested pre-closing documents within five (5) business days of the closing of the property. The employee and any co-buyer must furnish all required documentation to the Live Near Your Work program administrator and sign the required legal documents. Once these items have been accomplished, the Live Near Your Work program administrator will be responsible for having the check and copies of the executed agreements delivered to the appropriate title company. If closing does not occur, the loan will not be funded and the signed legal documents will be destroyed or returned to the employee.

Once all required documents are received [the Washington University Medical Center Redevelopment Corporation] [Washington University] will wire the funds to your closer. The legal documents will be kept on file at the Washington University Medical Center Redevelopment Corporation, Campus Box 8004, and 1408 Tower Grove Avenue, St. Louis, MO 63110.

The Live Near Your Work program administrator will initiate a quarterly review of all Live Near Your Work program participants by furnishing Human Resources with name and addresses of all Live Near Your Work program participants and a request that Human Resources verify that the employee is still employed by Washington University and that the address is still the current address for the employee. After Human Resources verifies the information and notifies the Live Near Your Work program administrator of any exceptions, the Live Near Your Work program administrator will contact the employee to resolve discrepancies.

The Live Near Your Work program administrator will get involved as necessary when a sale or transfer of property is involved. The program administrator will consult appropriate officials of Washington University to determine if loan terms have been violated and what action needs to be taken.

If a Live Near Your Work program participant notifies the Live Near Your Work program administrator of other changes in the participant’s employment or ownership of the property or a desire to prepay the loan, the Live Near Your Work program administrator will notify/seek assistance from appropriate officials of Washington University. The following table lists other loan modification events and the effect on the loan.

Loan Modification Events

The Live Near Your Work program loan has certain tax consequences. The amount of the loan that is forgiven will appear on your W-2 statements as “Other Income.” You will be required to count this as part of your taxable income.

For any or no reason Washington University reserves the right to modify or terminate the Live Near Your Work program at any time, provided that no such modification or termination shall apply to any loan previously made pursuant to the program.