Home Buying Programs
Discover grants, down payment assistance, tax credits, and special programs that can save you thousands on your next home purchase.
Many of these programs can be stacked together. For example, you could combine a CalHFA first mortgage with MyHome down payment assistance, ZIP for closing costs, and an MCC tax credit all on the same purchase. We help you maximize every dollar.
Showing 123 programs
Top Picks
Our most recommended programs based on availability, savings potential, and client success.
HUD Good Neighbor Next Door
U.S. Department of Housing and Urban Development
50% discount on the list price of eligible HUD owned homes in designated revitalization areas. An incredible deal for those who qualify.
Eligibility
Law enforcement officers, firefighters, emergency medical technicians, and pre K through 12th grade teachers
Funding Status
Ongoing but inventory is limited and location specific.
FHLB San Francisco WISH Program
Federal Home Loan Bank of San Francisco
A 3 to 1 matching grant on buyer savings, up to $22,000 in grant funds for down payment and closing costs. If a buyer saves $7,334, WISH provides $22,000 in matching funds. The grant does not need to be repaid. One of the most generous matching programs available in California.
Eligibility
Household income at or below 80% AMI, first time homebuyer, must apply through a participating FHLB San Francisco member institution, must complete 8 hours of homebuyer education
Funding Status
Active, funded annually but highly competitive.
California Dream For All
CalHFA
Up to 20% of the purchase price (not to exceed $150,000) as a down payment assistance loan with no monthly payments and no interest. Upon sale, you repay the original amount plus 15% to 20% of appreciation. The most popular state program in California. The 2025 to 2026 state budget allocated $300 million.
Eligibility
First time homebuyers who have never owned a home, at least one borrower must be a first generation homebuyer, income at or below 150% of area median income, must complete homebuyer education, selected via randomized lottery
Funding Status
Opens in rounds, extremely popular. Check website for next open enrollment.
CalHFA Forgivable Equity Builder Loan
CalHFA
Up to 10% of the purchase price as a forgivable down payment loan at zero interest. The principal balance is reduced by 20% each year, and the entire loan is forgiven after 5 years if you stay in the home. One of the best programs available.
Eligibility
First time homebuyers, income at or below 80% of area median income, must use CalHFA first mortgage, minimum credit score of 660
Funding Status
Active but allocated in funding rounds. Can sell out quickly.
GSFA Platinum Down Payment Assistance
Golden State Finance Authority
Up to 5.5% of the loan amount as a non repayable grant for down payment and closing costs. This is a true gift, not a second mortgage, creates no lien against the property, and has no repayment terms. Works with FHA, VA, USDA, and conventional loans. Does not require first time buyer status. The Platinum SELECT option provides enhanced benefits for public safety, education, and healthcare workers.
Eligibility
No first time homebuyer requirement, income limits apply, minimum credit score of 640, maximum 50% debt to income ratio, must use a GSFA participating lender
Funding Status
Ongoing, consistently available statewide.
Orange County Mortgage Assistance Program (MAP)
OC Housing & Community Development via Affordable Housing Clearinghouse
Up to $80,000 (not to exceed 20% of purchase price) as a silent second mortgage with 3% simple interest and deferred payments for 30 years. No monthly payments required. Available in Brea, Cypress, Dana Point, La Palma, Laguna Beach, Laguna Hills, Laguna Woods, Los Alamitos, Placentia, San Juan Capistrano, Seal Beach, Stanton, Villa Park, Yorba Linda, and unincorporated Orange County areas.
Eligibility
First time homebuyer (no ownership in past 3 years), income at or below 80% AMI, total sales price cannot exceed 85% of Orange County median, must obtain homebuyer education certificate dated within the past 12 months
Funding Status
Active. Contact Affordable Housing Clearinghouse at (949) 859 9255.
City of Santa Ana My First Home Program
City of Santa Ana Housing Division
Up to $120,000 as a deferred payment loan at 0% interest for first time homebuyers purchasing in the City of Santa Ana. No monthly payments required. The program offered $1.2 million in a recent funding round. Veterans and people who live or work in Santa Ana get preference.
Eligibility
Must not have owned a home in the past 3 years, must complete 8 hour HUD approved homebuyer education course, income at or below 80% AMI, monthly housing costs must be between 28% and 40% of gross income, minimum 3% down from personal savings (seasoned at least 90 days)
Funding Status
Active, applications evaluated first come first served.
LA County Home Ownership Program HOP80
Los Angeles County Development Authority (LACDA)
Zero interest, deferred payment second mortgage up to $100,000 or 20% of the purchase price, whichever is less. No monthly payments. Repayment plus a share of appreciation due when the home is sold, transferred, refinanced, or is no longer owner occupied. One of the largest county programs in California.
Eligibility
First time homebuyer (no ownership in past 3 years), income at or below 80% AMI, must complete 8 hour HUD approved homebuyer education, property in unincorporated LA County or participating CDBG Urban County cities, minimum 1% personal contribution
Funding Status
Active, ongoing.
NeighborhoodLIFT LA County
NHS of Los Angeles County in partnership with Wells Fargo
$25,000 in down payment assistance grants ($27,500 for veterans, military, teachers, law enforcement, firefighters, and EMTs). Funds are structured as a five year forgivable loan for owner occupied properties. As long as the borrower resides in the home, the loan is forgiven. Includes complimentary homeownership counseling.
Eligibility
Annual income must not exceed 100% AMI (approximately $96,900 for a family of four), must purchase in LA County, must complete homebuyer education
Funding Status
Active. Event based, check for upcoming dates.
City of LA Low Income Purchase Assistance (LIPA)
LA Housing Department (LAHD)
Up to $161,000 as a deferred payment loan at zero interest with no monthly payments. Repayment plus shared appreciation due when the buyer sells, transfers title, refinances, or at the end of 30 years. Loan reservations offered on specific dates throughout the year.
Eligibility
First time homebuyer, household income at or below 80% AMI, property in City of Los Angeles, homebuyer education required
Funding Status
Active. 2026 award anticipated up to $400,000 assisting approximately 27 households.
Burbank CalHome Down Payment Assistance
Burbank Housing Development Corporation (BHDC)
Up to $200,000 in down payment assistance to bridge the gap between the sales price and the primary mortgage. Primarily used for purchasing homes in BHDC new construction developments or BHDC resale program properties.
Eligibility
First time homebuyer, lower income household (80% AMI and below), must complete sponsor approved homebuyer education course
Funding Status
Active.
Riverside County PLHA First Time Homebuyer Program
Riverside County Housing & Workforce Solutions (HWS)
Up to 20% of the purchase price as a zero interest deferred second mortgage, not to exceed $100,000. No monthly payments required. After 30 years of living in the home as your primary residence, the entire loan balance converts to a grant with zero repayment required. Eligible cities include Banning, Beaumont, Canyon Lake, Cathedral City, Coachella, Desert Hot Springs, Eastvale, Hemet, Indian Wells, Indio, Jurupa Valley, La Quinta, Lake Elsinore, Moreno Valley, Murrieta, Norco, Palm Springs, San Jacinto, Temecula, and Wildomar.
Eligibility
First time homebuyer (no ownership in past 3 years), income at or below 120% AMI, must complete 8 hour HUD approved homebuyer education course, must use a participating lender
Funding Status
Active for 2025 to 2026 fiscal year. Check HWS for city specific funding availability.
NHSIE CalHome Program
Neighborhood Housing Services of the Inland Empire (NHSIE)
Up to $55,000 as a 30 year deferred loan at 3% simple interest for first time homebuyers. No monthly payments required during the deferral period. Can be combined with GSFA Platinum (5.5% of loan amount) for total assistance exceeding $80,000 on a typical purchase.
Eligibility
First time homebuyer, income at or below 80% AMI, must complete 8 hour HUD approved homebuyer education course, property in San Bernardino County service area
Funding Status
Active, funded through California HCD CalHome allocation.
City of Ontario Keys to Community Program
City of Ontario Community Life / Housing Services
Up to $120,000 in down payment and closing cost assistance as a deferred second loan with no monthly payments for 30 years. Offers equity share and loan forgiveness over the 30 year lifespan. Can be stacked with a $30,000 Housing Rehabilitation Loan and a $10,000 Exterior Beautification Grant (outright grant, no repayment) for up to $160,000 total assistance. One of the most generous city programs in the Inland Empire.
Eligibility
First time homebuyer (no ownership in past 3 years), income below HUD limits, property in Ontario, must complete 8 hour HUD approved homebuyer course, priority given to Ontario residents or employees, must use City of Ontario participating lender
Funding Status
Active, funded through federal HOME/CDBG.
San Diego Housing Commission Shared Appreciation Loan
San Diego Housing Commission (SDHC)
Deferred second mortgage for down payment assistance, potentially exceeding $100,000. One of the most robust programs in Southern California with consistent funding.
Eligibility
First time homebuyer, income at or below 80 to 120% AMI depending on funding round, property must be in City of San Diego
Funding Status
Active and regularly funded. One of the strongest programs in SoCal.
VA Home Loan
U.S. Department of Veterans Affairs
Zero down payment mortgage with no private mortgage insurance, competitive interest rates, and limited closing costs. The gold standard for veteran home financing.
Eligibility
Qualifying veterans, active duty service members, reserves, National Guard, and eligible surviving spouses
Funding Status
Ongoing, always available.
HUD Good Neighbor Next Door
U.S. Department of Housing and Urban Development
50% discount on the list price of eligible HUD owned homes in designated revitalization areas. An incredible deal for those who qualify.
Eligibility
Law enforcement officers, firefighters, emergency medical technicians, and pre K through 12th grade teachers
Funding Status
Ongoing but inventory is limited and location specific.
USDA Rural Development Loan
U.S. Department of Agriculture
Zero down payment mortgages for properties in eligible rural and suburban areas. Parts of Riverside County, San Bernardino County, and outer San Diego County qualify.
Eligibility
Income at or below 115% of area median income, property must be in a USDA eligible area
Funding Status
Ongoing, consistently available.
FHA Loans
Federal Housing Administration
Low down payment mortgages (as little as 3.5%) with flexible credit requirements. A great option for first time buyers or those rebuilding credit.
Eligibility
Available to all qualifying buyers, minimum credit score of 580 for 3.5% down, 500 for 10% down
Funding Status
Ongoing, always available.
FHA 203(k) Rehabilitation Mortgage
Federal Housing Administration / HUD
Finance both the purchase of a home and the cost of rehabilitation through a single mortgage. The Standard 203(k) covers major renovations (minimum $5,000 in repairs) and the Limited 203(k) covers minor improvements (up to $35,000). Ideal for buyers looking at fixer uppers in Southern California.
Eligibility
Must qualify for an FHA loan, property must be at least one year old, repairs must be completed within 6 months, must use HUD approved 203(k) consultant for Standard version
Funding Status
Ongoing, always available.
Fannie Mae HomeReady
Fannie Mae
Conventional loans with just 3% down payment, reduced mortgage insurance, and flexible income sourcing including boarder and ADU income.
Eligibility
Income at or below 80% of area median income for the property location
Funding Status
Ongoing, consistently available.
Fannie Mae HFA Preferred
Fannie Mae
Designed to work with state and local Housing Finance Agencies to provide affordable mortgage options. Offers reduced mortgage insurance coverage requirements which lowers monthly payments. Can be layered with CalHFA programs and local down payment assistance for maximum benefit.
Eligibility
Must meet HFA income limits, typically first time homebuyers, must go through a participating housing finance agency lender
Funding Status
Ongoing, consistently available.
Fannie Mae Community Seconds
Fannie Mae
Allows borrowers to use a subordinate (second) mortgage from a government agency, nonprofit, or employer to cover down payment and closing costs. The second mortgage can cover up to 105% combined loan to value. Commonly used alongside CalHFA and local down payment assistance programs in Southern California.
Eligibility
Must have an eligible Fannie Mae first mortgage, second lien must be from an approved community organization, government entity, or employer
Funding Status
Ongoing, consistently available.
Freddie Mac Home Possible
Freddie Mac
Conventional loans with 3% down, reduced mortgage insurance costs, and flexible underwriting for low to moderate income borrowers.
Eligibility
Income at or below 80% of area median income for the property location
Funding Status
Ongoing, consistently available.
Freddie Mac Home One
Freddie Mac
3% down payment financing with no geographic or income restrictions for first time homebuyers. Unlike Home Possible, there are no income limits, making it accessible to a broader range of buyers. Private mortgage insurance can be canceled once equity reaches 20%.
Eligibility
At least one borrower must be a first time homebuyer, 3% minimum down payment, no income limits, homebuyer education required
Funding Status
Ongoing, consistently available.
Freddie Mac BorrowSmart
Freddie Mac
Up to $2,500 in down payment and closing cost assistance for low income borrowers. Can be combined with other Freddie Mac programs like Home Possible for additional savings. The assistance comes as a non repayable grant.
Eligibility
Borrower income must not exceed 80% of area median income, must be used with a Freddie Mac eligible mortgage, at least one borrower must be a first time homebuyer
Funding Status
Active, available through participating lenders.
Disabled Veteran Property Tax Exemption
California State Board of Equalization
Property tax exemption of $161,083 to $241,627 of assessed value for qualifying disabled veterans. Significant annual savings.
Eligibility
Veterans with service connected disabilities rated by the VA
Funding Status
Ongoing, always available.
Homes for Heroes
Homes for Heroes Inc.
Rebates and savings on agent commissions, lender fees, title fees, and inspections, typically totaling $2,000 to $3,000 or more in savings at closing.
Eligibility
Military (active and veterans), firefighters, EMS, law enforcement, healthcare workers, teachers
Funding Status
Ongoing, always available. Private program.
NACA (Neighborhood Assistance Corporation of America)
NACA
Zero down payment, zero closing costs, below market rate mortgages with no mortgage insurance. One of the most generous programs available for those willing to go through the process.
Eligibility
Income based qualification (low to moderate), must complete multi session NACA counseling program
Funding Status
Active in Southern California.
HUD Section 184 Indian Home Loan Guarantee
U.S. Department of Housing and Urban Development
Mortgage loan guarantees for Native American and Alaska Native families. Offers low down payments (as low as 2.25% for loans over $50,000), no private mortgage insurance requirement, and flexible underwriting. Works both on and off tribal trust land.
Eligibility
Must be an enrolled member of a federally recognized tribe, available for single family homes (1 to 4 units), manufactured homes, and new construction
Funding Status
Ongoing federal program.
Section 8 Housing Choice Voucher Homeownership
U.S. Department of Housing and Urban Development
Allows families already receiving Section 8 rental vouchers to use those vouchers toward monthly homeownership expenses instead of rent. The voucher pays a portion of the mortgage, property taxes, and insurance.
Eligibility
Current Section 8 voucher holders, must be employed (minimum 30 hours per week unless elderly or disabled), first time homebuyer, must complete HUD approved homeownership counseling
Funding Status
Active, administered by local housing authorities.
FHLB San Francisco WISH Program
Federal Home Loan Bank of San Francisco
A 3 to 1 matching grant on buyer savings, up to $22,000 in grant funds for down payment and closing costs. If a buyer saves $7,334, WISH provides $22,000 in matching funds. The grant does not need to be repaid. One of the most generous matching programs available in California.
Eligibility
Household income at or below 80% AMI, first time homebuyer, must apply through a participating FHLB San Francisco member institution, must complete 8 hours of homebuyer education
Funding Status
Active, funded annually but highly competitive.
FHLB San Francisco Middle Income DPA
Federal Home Loan Bank of San Francisco
Matching grant of up to $50,000 for first time homebuyers who contribute at least $10,000 toward their down payment. Designed for middle income buyers earning between 80% and 140% of AMI who make too much for traditional low income programs but still need help.
Eligibility
First time homebuyer, household income between 80% and 140% AMI, must contribute minimum $10,000 toward down payment, must complete homebuyer counseling
Funding Status
Competitive. 2026 funding of $11 million allocated in rounds.
Federal Residential Clean Energy Credit
Internal Revenue Service (IRS)
Homeowners (including new buyers) who install qualifying clean energy systems receive a 30% federal tax credit. Qualifying systems include solar panels, solar water heaters, geothermal heat pumps, small wind turbines, fuel cells, and battery storage. Extended through 2034 by the Inflation Reduction Act. Particularly valuable in sunny Southern California.
Eligibility
Must own the home (not renters), system must be new and meet technical specifications, available for primary and secondary residences
Funding Status
Active through 2034.
Energy Efficient Mortgage (EEM)
FHA / HUD and VA
Finance the cost of energy efficient improvements into your FHA or VA mortgage. Add up to 5% of the property value to cover upgrades like solar panels, insulation, energy efficient windows, and HVAC systems. Energy savings offset the additional mortgage cost.
Eligibility
Must qualify for an FHA or VA loan, home must have an energy audit, improvements must be cost effective
Funding Status
Ongoing, always available.
HUD Approved Housing Counseling
U.S. Department of Housing and Urban Development
Free or low cost housing counseling agencies across Southern California that provide pre purchase counseling, financial literacy education, and help buyers navigate available assistance programs. Completing HUD counseling is a prerequisite for many DPA and grant programs.
Eligibility
Open to anyone, free or low cost
Funding Status
Ongoing, always available.
California Dream For All
CalHFA
Up to 20% of the purchase price (not to exceed $150,000) as a down payment assistance loan with no monthly payments and no interest. Upon sale, you repay the original amount plus 15% to 20% of appreciation. The most popular state program in California. The 2025 to 2026 state budget allocated $300 million.
Eligibility
First time homebuyers who have never owned a home, at least one borrower must be a first generation homebuyer, income at or below 150% of area median income, must complete homebuyer education, selected via randomized lottery
Funding Status
Opens in rounds, extremely popular. Check website for next open enrollment.
CalHFA Forgivable Equity Builder Loan
CalHFA
Up to 10% of the purchase price as a forgivable down payment loan at zero interest. The principal balance is reduced by 20% each year, and the entire loan is forgiven after 5 years if you stay in the home. One of the best programs available.
Eligibility
First time homebuyers, income at or below 80% of area median income, must use CalHFA first mortgage, minimum credit score of 660
Funding Status
Active but allocated in funding rounds. Can sell out quickly.
CalHFA MyHome Assistance Program
CalHFA
Deferred payment junior loan up to 3.5% of the purchase price for down payment and closing costs. No monthly payments required. Repaid when you sell, refinance, or move out.
Eligibility
First time homebuyers, must pair with a CalHFA first mortgage, income limits vary by county, minimum credit score of 660
Funding Status
Ongoing, consistently available.
CalHFA Zero Interest Program (ZIP)
CalHFA
Zero interest, deferred payment loan up to 3% of your first mortgage amount specifically for closing costs. Can be layered on top of MyHome for maximum assistance.
Eligibility
Must pair with CalHFA first mortgage and MyHome program, first time homebuyer
Funding Status
Ongoing, consistently available.
California Mortgage Credit Certificate (MCC)
CalHFA
A federal income tax credit equal to 20% of your annual mortgage interest paid, up to $2,000 per year for the life of your loan. This is a dollar for dollar tax credit, not just a deduction.
Eligibility
First time homebuyers or buyers in targeted areas, income and purchase price limits apply, works with CalHFA or non CalHFA loans
Funding Status
Ongoing, consistently available.
CalHFA FHA Loan Program
CalHFA
FHA insured 30 year fixed rate first mortgage with competitive rates. Can be combined with MyHome, ZIP, and MCC for a powerful assistance package.
Eligibility
First time homebuyers, must occupy as primary residence, homebuyer education required, credit score minimums apply
Funding Status
Ongoing, consistently available.
CalHFA Conventional Loan Program
CalHFA
Conventional 30 year fixed rate mortgage with potentially lower mortgage insurance than FHA. Another first mortgage option that pairs with CalHFA assistance programs.
Eligibility
First time homebuyers, credit score minimums apply, income limits vary by county
Funding Status
Ongoing, consistently available.
CalVet Home Loan Program
California Department of Veterans Affairs
Below market interest rate home loans exclusively for California veterans. Includes unique disaster insurance and death benefit protection built into the loan at no extra cost. San Diego County has one of the largest veteran populations in California, making this especially relevant.
Eligibility
Qualifying veterans including active duty, reserves, and National Guard who are California residents or stationed in California
Funding Status
Ongoing, consistently available.
Extra Credit Teacher Home Purchase Program
CalHFA
Discounted loan terms and supplemental down payment assistance specifically designed for teachers and school employees working in priority schools across California.
Eligibility
Full time teachers and school employees at eligible California schools, first time homebuyer, income limits apply
Funding Status
Active when funded. Check CalHFA for current availability.
CalHFA ADU Grant Program
CalHFA
Up to $40,000 grant for pre development costs of building an Accessory Dwelling Unit. Relevant for buyers looking at properties with ADU income potential.
Eligibility
Homeowners or buyers planning to build an ADU on their property
Funding Status
Active, ongoing.
GSFA Platinum Down Payment Assistance
Golden State Finance Authority
Up to 5.5% of the loan amount as a non repayable grant for down payment and closing costs. This is a true gift, not a second mortgage, creates no lien against the property, and has no repayment terms. Works with FHA, VA, USDA, and conventional loans. Does not require first time buyer status. The Platinum SELECT option provides enhanced benefits for public safety, education, and healthcare workers.
Eligibility
No first time homebuyer requirement, income limits apply, minimum credit score of 640, maximum 50% debt to income ratio, must use a GSFA participating lender
Funding Status
Ongoing, consistently available statewide.
GSFA OpenDoors Down Payment Assistance
Golden State Finance Authority
Up to 7% of the loan amount for down payment and closing costs. Larger assistance amounts than the Platinum program. No first time buyer requirement.
Eligibility
Income limits apply, minimum credit score of 640, must use a GSFA participating lender, must purchase a primary residence
Funding Status
Ongoing, consistently available statewide.
National Homebuyers Fund (NHF)
National Homebuyers Fund Inc.
Up to 5% of the loan amount as a grant (no repayment required) or as a 0% interest second mortgage forgiven after 3 years. Available to both first time and repeat buyers. Over $617 million provided to more than 67,000 families since 2002.
Eligibility
Available to first time and repeat buyers, flexible qualifying guidelines, must work with a participating lender
Funding Status
Ongoing, consistently available.
Habitat for Humanity Southern California
Habitat for Humanity affiliates across Southern California
Builds and sells homes to qualifying families at no profit with zero interest mortgages. Partner families contribute sweat equity hours during construction. Monthly mortgage payments are set at no more than 30% of household income. Multiple affiliates serve Greater Los Angeles, San Gabriel and Pomona Valley, Inland Empire, Orange County, and San Diego.
Eligibility
Must demonstrate housing need, ability to pay affordable mortgage, willingness to partner (sweat equity hours), income typically 30% to 80% AMI
Funding Status
Active, ongoing. Application cycles vary by affiliate.
SCHFA First Home Mortgage Assistance
Southern California Home Financing Authority
A 4% down payment assistance grant with no repayment required. This is a true grant, not a second mortgage. Available for first time homebuyers in all of Orange County and LA County (excluding City of LA). A joint powers authority between LA County and Orange County.
Eligibility
First time homebuyer, low to moderate income, property in Orange County or LA County (excluding City of LA), must use a SCHFA approved lender
Funding Status
Active through approved lenders only.
California Self Generation Incentive Program (SGIP)
California Public Utilities Commission
Rebates for installing battery storage systems in homes. Administered by Edison and SDG&E in Southern California. Can cover a significant portion of battery installation costs, especially for low income households who receive enhanced incentives. Pairing batteries with solar maximizes energy independence.
Eligibility
Must be a customer of a participating utility, system must meet technical requirements, enhanced rebates for low income and medically vulnerable households
Funding Status
Active, subject to available funding.
Orange County Housing Authority Down Payment Assistance
Orange County Housing Authority (OCHA)
Down payment assistance loans including deferred, low interest, and forgivable options for qualifying buyers purchasing in Orange County.
Eligibility
Income at or below 80% AMI for Orange County, first time homebuyer, property must be in participating areas
Funding Status
Active when funded. Contact OCHA for current availability.
Orange County Mortgage Assistance Program (MAP)
OC Housing & Community Development via Affordable Housing Clearinghouse
Up to $80,000 (not to exceed 20% of purchase price) as a silent second mortgage with 3% simple interest and deferred payments for 30 years. No monthly payments required. Available in Brea, Cypress, Dana Point, La Palma, Laguna Beach, Laguna Hills, Laguna Woods, Los Alamitos, Placentia, San Juan Capistrano, Seal Beach, Stanton, Villa Park, Yorba Linda, and unincorporated Orange County areas.
Eligibility
First time homebuyer (no ownership in past 3 years), income at or below 80% AMI, total sales price cannot exceed 85% of Orange County median, must obtain homebuyer education certificate dated within the past 12 months
Funding Status
Active. Contact Affordable Housing Clearinghouse at (949) 859 9255.
NHS Orange County NeighborhoodLIFT
Neighborhood Housing Services of Orange County
Down payment assistance grants typically ranging from $15,000 to $25,000 when available, plus free homebuyer counseling and education.
Eligibility
Income limits apply, must complete homebuyer education, property must be in Orange County
Funding Status
Grant programs open periodically. Check NHS OC for current funding rounds.
Orange County Mortgage Credit Certificate (MCC)
County of Orange via National Homebuyers Fund
A federal income tax credit equal to up to 15% of your annual mortgage interest paid. This is a dollar for dollar tax credit, not just a deduction. Reduces your federal income tax, increases take home pay, and helps you qualify for a larger loan amount. Can be combined with CalHFA programs and the standard mortgage interest deduction.
Eligibility
First time homebuyer (no home ownership in past 3 years), income limits apply, property must be a single family home, condo, or townhouse in Orange County
Funding Status
Active and currently funded.
WISH Program (Workforce Initiative Subsidy for Homeownership)
Affordable Housing Clearinghouse
A 4 to 1 matching grant program that quadruples a buyer's savings. If a borrower contributes $7,500, WISH matches it 4 to 1 for $30,000, totaling $37,500 toward the home purchase. One of the most unique programs in the county because it rewards buyers for their own savings.
Eligibility
First time homebuyer, must meet household income limits, must complete homeownership education through an approved provider
Funding Status
Active when funded. Contact Affordable Housing Clearinghouse.
NeighborWorks Orange County Education & Counseling
NeighborWorks Orange County (NWOC)
Down payment assistance programs through the NeighborWorks Homeownership Empowerment Initiative (NHEI). Free monthly virtual webinars with community lending partners providing overviews of available assistance. Also provides free HUD certified homebuyer counseling.
Eligibility
Income limits apply, must complete homebuyer education, property in Orange County
Funding Status
Active. Workshops ongoing.
LA County Home Ownership Program HOP80
Los Angeles County Development Authority (LACDA)
Zero interest, deferred payment second mortgage up to $100,000 or 20% of the purchase price, whichever is less. No monthly payments. Repayment plus a share of appreciation due when the home is sold, transferred, refinanced, or is no longer owner occupied. One of the largest county programs in California.
Eligibility
First time homebuyer (no ownership in past 3 years), income at or below 80% AMI, must complete 8 hour HUD approved homebuyer education, property in unincorporated LA County or participating CDBG Urban County cities, minimum 1% personal contribution
Funding Status
Active, ongoing.
LA County Home Ownership Program HOP120
Los Angeles County Development Authority (LACDA)
Zero interest, deferred payment second mortgage up to $85,000 or 20% of the purchase price, whichever is less. Same structure as HOP80 but designed for moderate income buyers who earn too much for the low income program.
Eligibility
First time homebuyer, household income between 80% and 120% AMI, must complete 8 hour HUD approved homebuyer education, property in unincorporated LA County or participating cities
Funding Status
Active, ongoing.
LA County Mortgage Credit Certificate
Los Angeles County CDC
Federal tax credit of 20% of annual mortgage interest paid, saving you up to $2,000 to $4,000+ every year on your taxes for the life of your mortgage. This is a dollar for dollar tax credit, not a deduction. Participating cities include Alhambra, Burbank, Carson, Compton, Downey, El Monte, Glendale, and dozens more across LA County.
Eligibility
First time homebuyer or targeted area buyer, income limits of $135,120 for 1 to 2 person households and $157,640 for larger families, purchase price limits apply
Funding Status
Active, funding varies annually by state allocation.
LA County Greenline Home Program
LA County DCBA via Neighborhood Housing Services
A $35,000 grant for down payment or closing cost assistance toward purchasing a home. A two year lien is attached in the amount of the grant. Priority given to low to moderate income BIPOC County residents in high need census tracts. Buyer must occupy the home for 3 years after closing.
Eligibility
First time homebuyer (no ownership in past 3 years), must live in LA County, must have 3% of purchase price from own funds, property must be a single family residence, condo, or townhouse, owner occupied for 3 years
Funding Status
Active.
Habitat LA Down Payment Assistance
Habitat for Humanity of Greater Los Angeles
Up to $100,000 in gap financing funded by CalHome as a zero interest loan, payable over 30 years. Can be used toward the down payment on a single family home, condo, or townhome in greater Los Angeles County.
Eligibility
Low income household (not to exceed 80% AMI), minimum credit score of 650, first time homebuyer (no ownership in last 3 years), US citizen or legal permanent resident
Funding Status
Active.
NeighborhoodLIFT LA County
NHS of Los Angeles County in partnership with Wells Fargo
$25,000 in down payment assistance grants ($27,500 for veterans, military, teachers, law enforcement, firefighters, and EMTs). Funds are structured as a five year forgivable loan for owner occupied properties. As long as the borrower resides in the home, the loan is forgiven. Includes complimentary homeownership counseling.
Eligibility
Annual income must not exceed 100% AMI (approximately $96,900 for a family of four), must purchase in LA County, must complete homebuyer education
Funding Status
Active. Event based, check for upcoming dates.
CalHome Wildfire Survivor Homeownership Assistance
Los Angeles County Development Authority (LACDA)
Nearly $5 million in state CalHome funds for households impacted by the January 2025 wildfires. Eligible households may receive up to $200,000 or 40% of the purchase price, whichever is lower. Approved March 2026 by the LA County Board of Supervisors.
Eligibility
Must be impacted by January 2025 wildfires, household income up to 150% AMI (approximately $159,900 for a family of four), first time homebuyer (disaster provisions may broaden this)
Funding Status
Approved, implementation plan in development.
Riverside County PLHA First Time Homebuyer Program
Riverside County Housing & Workforce Solutions (HWS)
Up to 20% of the purchase price as a zero interest deferred second mortgage, not to exceed $100,000. No monthly payments required. After 30 years of living in the home as your primary residence, the entire loan balance converts to a grant with zero repayment required. Eligible cities include Banning, Beaumont, Canyon Lake, Cathedral City, Coachella, Desert Hot Springs, Eastvale, Hemet, Indian Wells, Indio, Jurupa Valley, La Quinta, Lake Elsinore, Moreno Valley, Murrieta, Norco, Palm Springs, San Jacinto, Temecula, and Wildomar.
Eligibility
First time homebuyer (no ownership in past 3 years), income at or below 120% AMI, must complete 8 hour HUD approved homebuyer education course, must use a participating lender
Funding Status
Active for 2025 to 2026 fiscal year. Check HWS for city specific funding availability.
Riverside County HOME First Time Homebuyer Program
Riverside County Housing & Workforce Solutions (HWS)
Up to 20% of the purchase price as a zero interest deferred second mortgage, not to exceed $100,000. No monthly payments required. If you remain in the home for 15 years, the full loan balance is forgiven and converts to a grant. Eligible cities include Banning, Beaumont, Blythe, Calimesa, Canyon Lake, Coachella, Desert Hot Springs, Eastvale, La Quinta, Norco, Rancho Mirage, San Jacinto, and Wildomar.
Eligibility
First time homebuyer, income at or below 80% AMI, must complete 8 hour HUD approved homebuyer education, must use a participating lender
Funding Status
Active for 2025 to 2026 fiscal year. Funded through federal HOME dollars.
Riverside County 5th District ARPA Homeownership Program
Riverside County Housing & Workforce Solutions (HWS)
Up to 20% of the purchase price as a zero interest deferred second mortgage, not to exceed $100,000. Also includes closing cost assistance. After 15 years the loan is forgiven. Funded by $1 million in American Rescue Plan Act dollars. Covers Banning, Beaumont, Calimesa, Hemet, Moreno Valley, San Jacinto, and unincorporated District 5 areas.
Eligibility
First time homebuyer, income at or below 80% AMI, must complete 8 hour HUD approved homebuyer education, property must be in District 5 eligible area
Funding Status
Active while ARPA funds remain. Limited allocation.
Riverside County 4th District ARPA Homeownership Program
Riverside County Housing & Workforce Solutions (HWS)
Up to 20% of the purchase price as a zero interest deferred second mortgage, not to exceed $100,000. Also includes closing cost assistance up to $10,000. After 15 years the loan is forgiven. Covers Coachella Valley cities including Palm Springs, Cathedral City, Desert Hot Springs, Palm Desert, Rancho Mirage, Indian Wells, La Quinta, Indio, Coachella, and Blythe.
Eligibility
First time homebuyer, income at or below 120% AMI, must complete 8 hour HUD approved homebuyer education, property must be in District 4 eligible area
Funding Status
Active while ARPA funds remain.
Riverside County Mortgage Credit Certificate (MCC)
Riverside County Housing & Workforce Solutions (HWS)
A federal income tax credit equal to 20% of your annual mortgage interest paid, for the life of the loan, as long as the home remains your primary residence. This is a dollar for dollar tax credit, not a deduction. The remaining 80% of interest can still be claimed as a deduction. Works with conventional, FHA, VA, and privately insured loans.
Eligibility
First time homebuyer or buyer in targeted census tracts, income and purchase price limits apply, property in Riverside County
Funding Status
Ongoing, consistently available.
Inland Empire Down Payment Assistance Program
Neighborhood Partnership Housing Services (NPHS) & Inland Empire Community Foundation
Up to $40,000 in down payment assistance as a deferred zero percent interest loan for 30 years. No monthly payments during the loan term. Also includes free pre purchase counseling. Available for properties in both Riverside and San Bernardino Counties. Funded by U.S. Bank.
Eligibility
First time homebuyer, low to moderate income (at or below 80% AMI for full assistance, up to 120% AMI in low to moderate income census tracts), must complete HUD approved homebuyer education
Funding Status
Active, first come first served until funds are exhausted.
Coachella Valley Housing Coalition Self Help Housing
Coachella Valley Housing Coalition
A mutual self help housing program where families build each other's homes together, contributing approximately 1,500 hours of labor per family. This dramatically reduces the cost of homeownership. Since 1989, over 1,600 families have built homes through this program. One of the most unique homeownership pathways in Southern California.
Eligibility
Low to moderate income families in Riverside County (primarily Coachella Valley area), must be able to commit approximately 40 hours per week of construction labor
Funding Status
Active, ongoing. USDA funded.
Fair Housing Council of Riverside County Education
Fair Housing Council of Riverside County
Free first time homebuyer workshops covering the entire home buying process, including budgeting, mortgage loans, finding the right home, identifying predatory lending, credit scores, and how to access down payment assistance programs. Also offers free HUD approved one on one counseling for credit building, debt strategies, and financial planning.
Eligibility
Open to all Riverside County residents, no income limits for education programs
Funding Status
Ongoing. Offices in Riverside and Moreno Valley.
San Bernardino County HOME Consortium Homebuyer Assistance
San Bernardino County Community Development & Housing (CDH)
Down payment and closing cost assistance delivered through nonprofit partners NHSIE and NPHS using federal HOME and CDBG allocations. Available in unincorporated county areas and participating consortium cities including Adelanto, Barstow, Big Bear Lake, Colton, Grand Terrace, Highland, Loma Linda, Montclair, Needles, Redlands, Twentynine Palms, Yucaipa, Yucca Valley, Chino Hills, and Rancho Cucamonga.
Eligibility
First time homebuyer, low to moderate income (typically 80% AMI), property in participating jurisdictions, must complete homebuyer counseling
Funding Status
Active, regularly receives federal HOME/CDBG allocations. Contact CDH at 909 387 4389.
NHSIE CalHome Program
Neighborhood Housing Services of the Inland Empire (NHSIE)
Up to $55,000 as a 30 year deferred loan at 3% simple interest for first time homebuyers. No monthly payments required during the deferral period. Can be combined with GSFA Platinum (5.5% of loan amount) for total assistance exceeding $80,000 on a typical purchase.
Eligibility
First time homebuyer, income at or below 80% AMI, must complete 8 hour HUD approved homebuyer education course, property in San Bernardino County service area
Funding Status
Active, funded through California HCD CalHome allocation.
Inland Empire Down Payment Assistance Program
Neighborhood Partnership Housing Services (NPHS) & Inland Empire Community Foundation
Up to $40,000 in down payment assistance as a deferred zero percent interest loan for 30 years. No monthly payments during the loan term. Also includes free pre purchase counseling. Available for properties in both San Bernardino and Riverside Counties. Funded by U.S. Bank.
Eligibility
First time homebuyer, low to moderate income (at or below 80% AMI for full assistance, up to 120% AMI in low to moderate income census tracts), must complete HUD approved homebuyer education
Funding Status
Active, first come first served until funds are exhausted.
NeighborhoodLIFT Inland Empire
NHSIE (funded by Wells Fargo Foundation)
Matching down payment assistance grants ranging from $2,500 up to $7,500 based on the eligible homebuyer's own contribution. The grant is forgivable after 3 years of owner occupancy. Does not require first time buyer status.
Eligibility
Annual income must not exceed 100% AMI, must complete 8 hour homebuyer education session with NHSIE or HUD approved counselor, must commit to live in the home for 3 years
Funding Status
Active when funded through Wells Fargo Foundation rounds.
CRHMFA Homebuyers Fund (CHF)
California Rural Home Mortgage Finance Authority via San Bernardino County CDH
Down payment and closing cost assistance including an ACCESS program (3% second mortgage) and Platinum program (3% grant). Also includes a Mortgage Credit Certificate providing a federal income tax credit based on 20% of mortgage interest paid per year.
Eligibility
San Bernardino County residents, credit and income requirements apply, must use a CHF participating lender
Funding Status
Active. Contact CDH at 909 387 4389.
Habitat for Humanity San Bernardino Area
Habitat for Humanity San Bernardino Area Inc.
Builds homes and sells them to partner homebuyers at no profit, financed with zero percent interest or equivalent affordable mortgages. Homebuyers invest sweat equity hours building their home. Includes pre and post purchase education in English and Spanish. Serves Fontana, Yucaipa, Redlands, Loma Linda, San Bernardino, Colton, Rialto, Grand Terrace, Hesperia, Apple Valley, Victorville, and Barstow.
Eligibility
Low income families, must demonstrate ability to afford zero interest mortgage and small down payment, selected based on level of need, willingness to partner, and ability to repay
Funding Status
Active, ongoing.
NHSIE Homebuyer Education & Counseling
Neighborhood Housing Services of the Inland Empire (NHSIE)
HUD approved homebuyer education courses (8 hour sessions) and individual financial counseling. Available in person and online. Required for CalHome, NeighborhoodLIFT, and most DPA programs. Free of charge.
Eligibility
Open to all prospective homebuyers in the Inland Empire
Funding Status
Ongoing, free.
San Diego Housing Commission Shared Appreciation Loan
San Diego Housing Commission (SDHC)
Deferred second mortgage for down payment assistance, potentially exceeding $100,000. One of the most robust programs in Southern California with consistent funding.
Eligibility
First time homebuyer, income at or below 80 to 120% AMI depending on funding round, property must be in City of San Diego
Funding Status
Active and regularly funded. One of the strongest programs in SoCal.
SDHC 3% Interest Deferred Loan
San Diego Housing Commission
A deferred payment second mortgage at 3% simple annual interest for down payment and closing costs. The loan balance plus accrued interest is due when the home is sold, refinanced, transferred, or no longer owner occupied. Separate from the Shared Appreciation Loan program.
Eligibility
First time homebuyer, household income at or below 80% AMI, purchase price within limits, must complete homebuyer education, property in City of San Diego
Funding Status
Active when funded.
San Diego Mortgage Credit Certificate
San Diego Housing Commission
Federal tax credit of 20% of your annual mortgage interest, saving up to $2,000 per year on your taxes.
Eligibility
First time homebuyer, income and purchase price limits apply
Funding Status
Ongoing, consistently available.
County of San Diego Down Payment & Closing Cost Assistance
County of San Diego Housing & Community Development Services (HCDS)
Deferred payment loans to assist first time homebuyers with down payment and closing costs. The loan is a silent second mortgage with no monthly payments. Repayment is due upon sale, transfer, refinance, or when the home is no longer the primary residence. Available in unincorporated San Diego County and some participating cities.
Eligibility
First time homebuyer (no homeownership in past 3 years), household income at or below 80% AMI, must complete HUD approved homebuyer education, must occupy as primary residence
Funding Status
Periodically funded, waitlist common.
San Diego Habitat for Humanity
San Diego Habitat for Humanity
Builds and sells affordable homes to qualified families at no profit with affordable mortgages. Partner families contribute sweat equity hours during construction. Mortgages are typically 0% interest, making homeownership accessible to very low income families. Operates across multiple San Diego County communities.
Eligibility
Household income between 30% and 80% AMI, must demonstrate need for adequate housing, must be willing to complete sweat equity hours, must attend financial education classes
Funding Status
Active, ongoing.
City of Santa Ana My First Home Program
City of Santa Ana Housing Division
Up to $120,000 as a deferred payment loan at 0% interest for first time homebuyers purchasing in the City of Santa Ana. No monthly payments required. The program offered $1.2 million in a recent funding round. Veterans and people who live or work in Santa Ana get preference.
Eligibility
Must not have owned a home in the past 3 years, must complete 8 hour HUD approved homebuyer education course, income at or below 80% AMI, monthly housing costs must be between 28% and 40% of gross income, minimum 3% down from personal savings (seasoned at least 90 days)
Funding Status
Active, applications evaluated first come first served.
City of Anaheim BEGIN Loan Program
City of Anaheim Housing and Community Development
$50,000 deferred payment loan at 3% simple interest for 30 years to help with down payment on a home in Anaheim. No monthly payments required. Total down payment assistance can cover up to 20% of the purchase price. Anaheim recently received $15 million from Disney to support affordable housing and homebuyer programs.
Eligibility
First time homebuyer, income limits apply, property must be in Anaheim, minimum 3% buyer contribution, up to 5% may come from family gifts
Funding Status
Active, awarded first come first served when a qualified applicant opens escrow.
City of Irvine Affordable Homeownership
City of Irvine Community Development
Below market rate homeownership units available through the city inclusionary housing program. Significantly reduced purchase prices through a lottery system.
Eligibility
Income limits apply (typically moderate income), lottery selection for available units
Funding Status
Active. BMR units become available periodically.
Irvine Community Land Trust Affordable Homeownership
Irvine Community Land Trust (ICLT)
A nonprofit land trust that provides permanently affordable homeownership through a 99 year ground lease model. The trust retains ownership of the land while homebuyers purchase the home at below market prices. Resale prices are capped based on changes in the Orange County Area Median Income, ensuring homes stay affordable for future buyers. Over 400 affordable units created.
Eligibility
Income eligible residents, priority given to Irvine residents and workers under the city's 2025 Community Preference Policy
Funding Status
Active. Units become available through interest lists and lottery.
City of Garden Grove First Time Home Buyer Program
City of Garden Grove Neighborhood Improvement Division
Up to $110,000 for low income households or up to $50,000 for moderate income households as a 30 year deferred payment loan at 0% interest. No monthly payments required. Free homebuyer workshops offered monthly through NeighborWorks Orange County.
Eligibility
First time homebuyer, must attend a HUD approved homebuyer workshop, low income or moderate income based on Orange County AMI limits, property must be in Garden Grove, minimum 3% down from own funds
Funding Status
Active. Workshops scheduled through 2026.
Huntington Beach Inclusionary Housing Ownership
City of Huntington Beach Housing Department
Several hundred homes built under the Inclusionary Housing Program are available for purchase at below market prices by income eligible buyers. Sale prices are based on current area income levels, not market conditions. Affordability periods last up to 60 years.
Eligibility
Income eligible (low, median, or moderate income), must occupy as primary residence, income documentation required
Funding Status
Active. Units become available periodically. Contact housing@surfcity-hb.org.
Fullerton Affordable Homeownership
City of Fullerton Housing & Neighborhood Services
The City of Fullerton has invested more than $22.7 million in affordable housing development, including for sale affordable homes in the Richman Park neighborhood. Uses federal CDBG and HOME funds to support affordable housing initiatives including affordable ownership units in new developments.
Eligibility
Low to moderate income households, property in Fullerton
Funding Status
Ongoing through federal CDBG/HOME allocations.
City of Brea Inclusionary Homebuyer Program
City of Brea Community Development
Through Brea's Affordable Housing Ordinance, most new residential developments provide at least 10% of units for sale at below market prices to qualified buyers. Homes have 45 year affordability covenants. The city maintains a waiting list for all current and future affordable purchase opportunities. Down payment assistance also available through the Orange County MAP program.
Eligibility
Low to moderate income households, first time homebuyer, income limits set by HCD
Funding Status
Active. Contact Housing@cityofbrea.net or (714) 671 4421.
City of Buena Park Second Mortgage Assistance
City of Buena Park Economic Development
Up to $60,000 as a deferred 30 year second mortgage loan at 3% simple interest. Uses CalHome state funding. The city also has an Affordable Housing Ordinance requiring 10% of new residential units be sold at affordable below market prices.
Eligibility
First time homebuyer, income at or below 80% AMI, minimum 3% down payment from own funds, property in Buena Park
Funding Status
Currently closed due to exhausted funds. Contact (714) 562 3590 for updates on reopening.
City of Tustin Affordable Homeownership
City of Tustin Community Development
The city administers over 279 affordable ownership units built through inclusionary requirements. Homes are sold at designated affordable prices calculated using HCD income limits and current housing costs. The city records a silent second mortgage covering the difference between the affordable sales price and fair market value.
Eligibility
Income eligible based on HCD limits, minimum 3% down from own funds, must occupy as primary residence
Funding Status
Active. Over 279 units with restrictions. Contact (714) 573 3117.
City of La Habra Homebuyer Assistance
City of La Habra Community Development Department
Down payment assistance through the county MAP program with a maximum loan of $40,000 at 3% simple interest with a 30 year deferred payment term. No monthly payments required. The city receives over $600,000 in annual CDBG funding.
Eligibility
First time homebuyer, income at or below 80% AMI, must occupy as primary residence, minimum 1% down, must attend homebuyer education workshop
Funding Status
Active when funded.
Fountain Valley Inclusionary Housing
City of Fountain Valley Community Development
Through the Inclusionary Housing Ordinance, 15% of all units in new residential developments with 10 or more units must be affordable to low income households, or developers pay an in lieu fee to the Affordable Housing Trust Fund. When affordable units become available, qualified buyers may purchase at below market prices with affordability restrictions.
Eligibility
Income eligible buyers, must meet affordability criteria for the term of the covenant
Funding Status
Active. Units available periodically.
City of LA Low Income Purchase Assistance (LIPA)
LA Housing Department (LAHD)
Up to $161,000 as a deferred payment loan at zero interest with no monthly payments. Repayment plus shared appreciation due when the buyer sells, transfers title, refinances, or at the end of 30 years. Loan reservations offered on specific dates throughout the year.
Eligibility
First time homebuyer, household income at or below 80% AMI, property in City of Los Angeles, homebuyer education required
Funding Status
Active. 2026 award anticipated up to $400,000 assisting approximately 27 households.
City of LA Moderate Income Purchase Assistance (MIPA)
LA Housing Department (LAHD)
Up to $115,000 as a deferred loan for moderate income buyers who earn too much for LIPA but still need assistance.
Eligibility
First time homebuyer, household income between 80% to 150% AMI, property in City of Los Angeles
Funding Status
Currently out of funds for 2026. Check back for future rounds.
City of LA Mortgage Credit Certificate
LA Housing Department (LAHD)
Federal tax credit of 20% of annual mortgage interest paid. A dollar for dollar reduction of federal income tax liability, separate from the county level MCC program.
Eligibility
First time homebuyer, must meet income and purchase price limits, property in City of Los Angeles
Funding Status
Active.
City of Long Beach First Time Homebuyer Assistance
City of Long Beach Department of Community Development
$25,000 in down payment and closing cost assistance as a grant for eligible first time, first generation homebuyers. Must occupy as primary residence for a minimum of five years.
Eligibility
Annual household income cannot exceed 200% AMI, first time homebuyer (no ownership in past 3 years), first generation homebuyer (parents never owned a home or lost home to foreclosure), must currently reside in Long Beach, must be pre approved for a 30 year fixed mortgage
Funding Status
Previous round closed September 2025. Department actively pursuing additional grant funding.
City of Pasadena Below Market Rate Housing
Pasadena Housing Department
Below market rate ownership units and periodic down payment assistance programs for buyers in Pasadena.
Eligibility
Income limits apply, property in Pasadena
Funding Status
Active. Limited inventory.
City of Pomona First Time Homebuyer Program
City of Pomona Neighborhood Services / Housing Services
Up to $100,000 in gap financing as a deferred loan with a second trust deed for income eligible households.
Eligibility
Must be an income eligible household, first time homebuyer, property must be in Pomona
Funding Status
Currently out of funds. Expected to return June 2026.
Inglewood Homeownership Initiative
Neighborhood Housing Services of Los Angeles County (NHS)
Up to $50,000 in down payment assistance grant funding for residents who live or work in Inglewood. First come, first served basis. Applicants must attend an orientation workshop before applying.
Eligibility
Must live or work in Inglewood, income eligibility restrictions apply, must attend orientation workshop
Funding Status
Active. Check availability.
City of Palmdale Down Payment Assistance
City of Palmdale
A silent second mortgage, a zero interest deferred loan that requires no monthly payments, to help first time homebuyers with down payment. Structured as a 30 year deferred second mortgage. Must live in the purchased home as primary residence for the full 30 year term.
Eligibility
First time homebuyer (no property ownership in past 3 years), must complete 8 hour Homebuyer Education Program before closing, property must be in Palmdale
Funding Status
Active. Check current availability.
City of Lancaster First Time Home Buyer Program
City of Lancaster Housing and Real Estate Development
A no interest, forgivable second mortgage loan for down payment assistance. For every year a homeowner resides in the home after the sixth year, 10% of the loan is forgiven, with complete forgiveness after 15 years. Maximum home price is $570,000.
Eligibility
Household income at or below 80% AMI, first time homebuyer, must contribute minimum 3% down payment
Funding Status
Not currently accepting applications. Check website for reopening.
Burbank CalHome Down Payment Assistance
Burbank Housing Development Corporation (BHDC)
Up to $200,000 in down payment assistance to bridge the gap between the sales price and the primary mortgage. Primarily used for purchasing homes in BHDC new construction developments or BHDC resale program properties.
Eligibility
First time homebuyer, lower income household (80% AMI and below), must complete sponsor approved homebuyer education course
Funding Status
Active.
City of Norwalk CalHome First Time Homebuyer
City of Norwalk Community Development
Up to $200,000 (maximum 40% of purchase price) or up to $100,000 for manufactured homes. Zero interest, deferred payment loan. Purchase price limit is $725,000. Borrower must contribute 3% from own funds.
Eligibility
First time homebuyer, household income at or below 80% AMI, property in Norwalk, single family, condo, townhome, or manufactured home on permanent foundation
Funding Status
Active.
City of Azusa CalHome Down Payment Assistance
City of Azusa (with California HCD)
Up to $100,000 as a deferred payment loan for down payment assistance to first time homebuyers purchasing within Azusa.
Eligibility
First time homebuyer, household income not exceeding 80% AMI, must purchase a single family dwelling including condominiums within Azusa
Funding Status
Active. Check current availability.
City of Downey Down Payment Assistance
City of Downey in partnership with NHS
Combined $60,000 in down payment assistance: $30,000 City loan matched by $30,000 NHS loan, both at 3% simple interest. The City portion begins forgiveness after the 20th year at 1/10th per year, fully forgiven by year 30. NHS principal and interest due at year 30.
Eligibility
Income at or below 80% AMI, must qualify for a primary mortgage with 3% down payment, must attend homebuyer education counseling
Funding Status
Active.
City of Lynwood CalHome First Time Homebuyer
City of Lynwood
Up to $200,000 (maximum 40% of purchase price). Purchase price may not exceed $725,000. Works with new or resale single family, condo, townhouse, or manufactured home on a permanent foundation.
Eligibility
Total gross annual household income must not exceed 80% AMI, first time homebuyer, property in Lynwood, no more than 1.5 people per living space
Funding Status
Active.
City of Baldwin Park First Time Homebuyer
City of Baldwin Park
Funds the difference between the purchase price and the first mortgage, with the homebuyer required to put 1.5% down payment. Maximum second mortgage loan of $70,000. Funded through federal HOME funds.
Eligibility
Low income first time homebuyer, must contribute 1.5% down, property in Baldwin Park
Funding Status
Active. Check current availability.
City of Alhambra First Time Homebuyer Assistance
City of Alhambra
Down payment assistance loan of $75,000 for first time homebuyers. The purchased property must remain affordable for 15 years. Since 2001, Alhambra has transformed and sold 14 single family homes and eight townhomes through this program.
Eligibility
First time homebuyer, income eligibility requirements, property in Alhambra, 15 year affordability covenant
Funding Status
Active. Check current availability.
City of Compton First Time Homebuyer Silent Loan
City of Compton
Up to $150,000 for low income families and up to $100,000 for moderate income families through a silent loan program. Can also be used for closing costs.
Eligibility
First time homebuyer, income eligibility (low or moderate income), property in Compton
Funding Status
Check with city for current availability.
Whittier Police Home Buyer Program
City of Whittier Economic Development and Housing
A housing incentive program specifically for law enforcement officers purchasing homes within the City of Whittier. Part of the city's broader housing assistance portfolio.
Eligibility
Must be a law enforcement officer, property must be in Whittier
Funding Status
Active. Contact city for details.
City of Riverside First Time Homebuyer Program
City of Riverside Community & Economic Development
Down payment and closing cost assistance as a deferred second mortgage, historically $20,000 to $40,000.
Eligibility
First time homebuyer, low to moderate income, property in City of Riverside
Funding Status
Active when funded via CDBG/HOME.
City of Moreno Valley First Time Homebuyer Program
City of Moreno Valley
Down payment assistance deferred loan for qualifying first time buyers in Moreno Valley. Also eligible for county PLHA (up to $100,000) and 5th District ARPA program.
Eligibility
First time homebuyer, income limits apply, property in Moreno Valley
Funding Status
Periodically funded. County programs provide additional options.
City of Corona Homebuyer Assistance
City of Corona Housing
Down payment assistance for qualifying buyers when federally funded. Note: Corona is not eligible for county PLHA, HOME, or ARPA programs. Residents should also explore GSFA and CalHFA statewide options.
Eligibility
First time buyer, income requirements apply, property in Corona
Funding Status
Check for current availability.
City of Menifee First Time Homebuyer Assistance
City of Menifee (administered by NPHS)
Down payment and closing cost assistance as a deferred loan for first time buyers purchasing in Menifee. Maximum assistance of $100,000. The city runs its own PLHA since Menifee is excluded from the county PLHA program.
Eligibility
First time homebuyer, must meet Riverside County income limits, property in Menifee, maximum sales price $551,000 for single family, $494,000 for townhome or condo
Funding Status
Active. Administered by NPHS. Contact City of Menifee Community Development at 951 723 3741.
City of Perris First Time Homebuyer Program
Perris Housing Authority
Up to $65,000 in down payment assistance for qualifying first time buyers purchasing in Perris. Perris is excluded from both county PLHA and HOME programs, so the city operates its own.
Eligibility
First time homebuyer, income limits apply, property in Perris, must attend HUD approved homebuyer education workshop
Funding Status
Active. Contact Housing Authority at 951 435 7216.
City of Palm Desert Homebuyer Assistance
Palm Desert Housing Authority
Financial assistance for first time homebuyers in the form of silent second and third trust deeds for down payment. Also offers below market rate ownership units through the city inclusionary housing program with over 600 affordable units through developer and nonprofit partnerships. Palm Desert is not eligible for county PLHA but is eligible for 4th District ARPA.
Eligibility
First time homebuyer, income qualifications range from very low (20% of county median) to moderate (up to 120% of county median), must sign Affordable Housing Restriction and Lien Agreement
Funding Status
Active. Applications accepted first come first served. Contact Housing Division at 760 346 0611.
City of San Bernardino Homebuyer Assistance
City of San Bernardino Community & Economic Development
Down payment assistance deferred loans using CDBG and HOME federal funds. Also access to NHSIE CalHome ($55,000) and IEDPA ($40,000) regional programs.
Eligibility
First time buyer, low to moderate income, property in City of San Bernardino
Funding Status
Periodically funded.
City of Fontana Homebuyer Programs
City of Fontana Housing Division
Fontana's city level first time homebuyer program is not currently available. Fontana residents should access regional programs including NHSIE CalHome (up to $55,000), IEDPA (up to $40,000), GSFA Platinum (up to 5.5% of loan amount), and NeighborhoodLIFT. Habitat for Humanity San Bernardino also serves Fontana.
Eligibility
First time buyer, income limits apply, property in Fontana
Funding Status
City program not currently funded. Regional programs are available.
City of Ontario Keys to Community Program
City of Ontario Community Life / Housing Services
Up to $120,000 in down payment and closing cost assistance as a deferred second loan with no monthly payments for 30 years. Offers equity share and loan forgiveness over the 30 year lifespan. Can be stacked with a $30,000 Housing Rehabilitation Loan and a $10,000 Exterior Beautification Grant (outright grant, no repayment) for up to $160,000 total assistance. One of the most generous city programs in the Inland Empire.
Eligibility
First time homebuyer (no ownership in past 3 years), income below HUD limits, property in Ontario, must complete 8 hour HUD approved homebuyer course, priority given to Ontario residents or employees, must use City of Ontario participating lender
Funding Status
Active, funded through federal HOME/CDBG.
City of Rancho Cucamonga Neighborhood Stabilization Program
City of Rancho Cucamonga (administered through NPHS)
Down payment assistance provided as a silent second loan. Uses a lottery selection process when demand exceeds available funding. Part of the San Bernardino County HOME Consortium.
Eligibility
First time homebuyer (no ownership in last 3 years), low to moderate income at or below 120% AMI, must use an NPHS approved lender, must complete 8 hour HUD approved homebuyer education
Funding Status
Periodically funded. Lottery selection when applications exceed funding.
City of Victorville Mortgage Assistance Program
City of Victorville Development Department (through NPHS)
Down payment and closing cost assistance as a deferred silent second mortgage for 30 years with 3% interest and shared equity. Property must be in Victorville. Single family homes, condominiums, and townhomes under $525,000 (existing) and $539,145 (new construction) are eligible.
Eligibility
First time homebuyer, must meet income guidelines, must contribute 1% of purchase price, must complete 8 hour in person homebuyer education through NPHS or Lutheran Social Services, must use a City of Victorville approved lender
Funding Status
Active, funded through federal grants.
City of Chino Homebuyer Assistance (CalHome)
City of Chino (administered through NPHS)
Up to $60,000 for each eligible household toward down payment for a home in Chino. 0% simple interest rate during the first 10 years, then 3% simple interest begins in year 11 through year 30. No monthly payments required. First come first served.
Eligibility
First time homebuyer, lower income (unable to afford initial down payment and non recurring closing costs), must use a City of Chino approved lender, application with all documents at least 4 weeks before closing
Funding Status
Active, CalHome funded. First come first served.
City of Upland First Time Home Buyer Program
City of Upland Housing Division
Down payment assistance as a silent second loan up to 30% of the purchase price. The loan carries 3% simple interest with all payments deferred until sale, refinancing, full payment of the first mortgage, or 30 years.
Eligibility
First time homebuyer who cannot qualify or afford the necessary down payment without assistance, low to moderate income
Funding Status
Currently on hold. Contact Housing Division at (909) 931 4300 for status.
City of Chula Vista First Time Homebuyer Program
City of Chula Vista Development Services
Down payment assistance as a deferred loan for first time buyers in Chula Vista.
Eligibility
First time buyer, income limits apply, property in Chula Vista
Funding Status
Periodically funded.
City of Oceanside Homebuyer Assistance
City of Oceanside Housing & Neighborhood Services
Down payment assistance deferred loans for eligible first time buyers in Oceanside.
Eligibility
First time buyer, low to moderate income, property in Oceanside
Funding Status
Periodically funded.
City of Escondido Homebuyer Assistance
City of Escondido Housing Division
Down payment assistance for first time buyers purchasing in Escondido.
Eligibility
Income limits apply, property in Escondido
Funding Status
Active when funded.
National City First Time Homebuyer Assistance
City of National City Community Development Department
Deferred payment loans for down payment and closing cost assistance. The silent second mortgage requires no monthly payments and is repaid upon sale, transfer, or refinance. National City is one of the more affordable cities in San Diego County.
Eligibility
First time homebuyer, household income at or below 80% AMI, property in National City, must complete HUD approved homebuyer education, must occupy as primary residence
Funding Status
Periodically funded. Contact city for current availability.
Carlsbad Below Market Rate Homeownership
City of Carlsbad Housing & Neighborhood Services
Deed restricted affordable homes available at below market rate prices through inclusionary housing requirements. Developers set aside a percentage of new units as affordable. Buyers purchase at reduced prices with a recorded affordability restriction. Significantly lowers the barrier to entry in one of San Diego County's most expensive cities.
Eligibility
Household income within program limits (typically up to 80% to 120% AMI), must occupy as primary residence, deed restriction limits resale price
Funding Status
Ongoing. Units become available periodically.
City of El Cajon First Time Homebuyer Program
City of El Cajon Housing Division
Down payment and closing cost assistance as a deferred payment loan, subordinate to the first mortgage, with no monthly payments required. El Cajon is one of the more affordable areas in San Diego County's East County region.
Eligibility
First time homebuyer, household income at or below 80% AMI, property in El Cajon, must complete approved homebuyer education, must occupy as primary residence
Funding Status
Subject to federal funding availability.
City of Vista First Time Homebuyer Assistance
City of Vista Housing Division
Down payment and closing cost assistance as a deferred payment silent second loan for first time homebuyers in Vista. Vista is a North County inland city with a range of housing options.
Eligibility
First time homebuyer, household income at or below 80% AMI, property in Vista, homebuyer education required
Funding Status
Subject to funding availability.
City of La Mesa First Time Homebuyer Program
City of La Mesa Community Development Department
Deferred payment loans for down payment and closing cost assistance funded through Community Development Block Grant allocations. La Mesa is an East County city with relatively more affordable housing compared to coastal communities.
Eligibility
First time homebuyer, income at or below 80% AMI, property in La Mesa, must complete homebuyer education
Funding Status
Funded periodically through federal allocations.
San Marcos Affordable Housing / BMR Program
City of San Marcos Community Development
Inclusionary housing programs that create below market rate ownership opportunities. The city works with developers to include affordable units in new developments. Also administers HOME funded homebuyer assistance when funding is available.
Eligibility
Income qualified households, varies by specific program or development, typically up to 80% to 120% AMI
Funding Status
Ongoing for BMR units.
Encinitas Affordable Housing Program
City of Encinitas Development Services / Housing Division
Inclusionary housing policy and density bonus program that creates below market rate ownership opportunities. The city maintains a stock of deed restricted affordable units. Given Encinitas's high property values, these programs are critical for moderate income households. Also facilitates ADU construction which can help with mortgage qualification through rental income.
Eligibility
Income qualified households, typically up to 80% to 120% AMI depending on unit, must occupy as primary residence, deed restrictions apply to resale
Funding Status
Ongoing. Units available as developments are completed.
Not sure which programs you qualify for?
We help buyers navigate these programs every day. Let us find the right combination to maximize your savings.
Program details, eligibility requirements, and funding availability are subject to change. Information on this page is provided as a general resource and does not constitute financial advice. We recommend contacting each program administrator directly for the most current details. The Duarte Group is not affiliated with and does not administer any of these programs. Last updated March 2026.