15 Best Down Payment Assistance Programs in California (2026)

California has over 166 down payment assistance programs. That number sounds like good news. It's not - at least, not automatically.

Most buyers qualify for somewhere between 3 and 8 programs. The real problem isn't finding programs. It's figuring out which ones are actually worth pursuing. A $150,000 shared appreciation loan sounds incredible until you realize you're giving back a chunk of your home's equity growth when you sell. A "forgivable" 3.5% second mortgage sounds like free money until you see the interest rate on the first mortgage that comes with it.

Here's what most DPA guides won't tell you: statewide DPA programs typically carry higher interest rates on the first mortgage than a standard loan. That added cost is how these programs are funded - and it varies significantly from one program to the next. Some programs add a modest cost to your monthly payment. Others add substantially more for the same amount of assistance. That spread matters, and it's rarely discussed.

That's why we ranked these programs by overall value - not just the dollar amount on the check. We weighted loan cost impact, repayment terms, assistance amounts, accessibility, and eligibility breadth. A program with a lower cost and deferred repayment beats one with flashier numbers but a steeper price tag.

Here are the 15 best DPA programs in California right now - 6 statewide programs available to nearly any California buyer, plus 9 standout regional programs in the state's largest metros.

The Top 15 at a Glance

How We Ranked These Programs

Not all assistance is equal. A forgivable loan you never pay back is worth more than a larger repayable second mortgage - unless the interest rate on the first mortgage wipes out the savings. We scored each program across five categories:

The result: a ranking that reflects what matters to real buyers making a real decision - not just headline dollar amounts.

The Real Cost of "Free Money"

Statewide DPA programs in California typically require a special first mortgage that carries a higher interest rate than a standard loan. That added cost is how the program is funded - it's not charity, it's a trade-off. The loan officer also charges an origination fee regardless of whether you use DPA or not, so that cost is roughly the same either way.

Here's how the relative loan costs compare across programs:

There are two distinct cost models at work here:

The bottom line: DPA is worth it for buyers who genuinely need help getting into a home - homeownership builds long-term wealth, and carrying a higher rate to get in the door is better than paying rent indefinitely. But not all programs cost the same. Two programs offering the same 3.5% DPA can have very different impacts on your monthly payment. The lowest-cost options can save hundreds of dollars per month compared to the most expensive ones. That difference matters, and it's why we factor loan cost into our rankings. Ask your loan officer to show you a side-by-side rate comparison for every program you qualify for.

#1. CalHFA MyHome Assistance Program

CalHFA MyHome is the workhorse of California down payment assistance. It's not flashy - no six-figure dollar amounts or lottery drawings. But it's available year-round, the terms are genuinely borrower-friendly, and the loan cost is among the lowest of any statewide program.

On the FHA side, you get up to 3.5% of the purchase price or appraised value (whichever is less) as a deferred-payment loan at 1% simple interest. On the conventional side, it's up to 3%. No monthly payments on the second mortgage. The balance is due when you sell, refinance, or pay off the first mortgage. MyHome requires a CalHFA first mortgage - you can pair it with CalHFA Conventional, CalPLUS Conventional, CalPLUS Access Conventional, CalReady Conventional, or the FHA equivalents.

Loan cost: Among all statewide DPA programs, CalHFA MyHome carries one of the lowest added costs on the first mortgage. The conventional option is especially competitive. For buyers who are comparing programs side by side, CalHFA consistently comes in at a lower monthly payment than Chenoa Fund or CalPLUS stacking for comparable DPA amounts.

Credit score minimums are 660 for FHA and 680 for conventional (660 if your income is at or below 80% of Area Median Income). All borrowers must be first-time homebuyers when using MyHome. CalHFA-approved lenders originate these loans - CalHFA does not lend directly to consumers.

Pro tip: If you go with a CalPLUS first mortgage, you can also add the ZIP (Zero Interest Program) for closing cost assistance - 2-3% on the conventional side or 3.5-4.5% on FHA, at 0% interest. That means you could stack MyHome + ZIP together for up to 6.5-8% in total deferred assistance with no monthly payments on either second mortgage.

Pros:

• Lowest loan cost of any statewide DPA program
• Always available - no lottery, no funding gaps, no waitlists
• Deferred repayment with only 1% simple interest - no monthly payments
• Works with both FHA and conventional first mortgages
• Can be stacked with ZIP for additional closing cost assistance

Cons:

• Requires a CalHFA first mortgage - can't use with any lender's standard product
• First-time homebuyer requirement (3-year look-back period)
• Lower assistance percentage (3-3.5%) compared to some alternatives
• Stacking with CalPLUS + ZIP increases the loan cost significantly

Best for: First-time buyers who want reliable, always-available assistance with favorable deferred terms - especially those who plan to stack MyHome + ZIP through a CalPLUS first mortgage.

#2. GSFA Platinum Standard

GSFA Platinum Standard offers up to 5% of the first mortgage amount - the highest percentage of any statewide program on this list. On a $500,000 loan, that's $25,000. It's structured as a 15-year fully amortizing second mortgage with monthly payments.

The monthly payments are the trade-off. Unlike CalHFA MyHome (deferred) or Chenoa Fund (forgivable), you're making a second mortgage payment from day one. But the program is widely accessible: 640 minimum credit score, no first-time buyer requirement, and it works with FHA, VA, USDA, and conventional loan types.

Loan cost: At the 3.5% DPA level, GSFA Standard carries a noticeably lower loan cost than Chenoa Fund for the same amount of assistance. Even at the full 5% DPA level, GSFA's cost-to-assistance ratio is competitive. For buyers who need the most DPA dollars, this is the most cost-efficient statewide option. The cost does increase as you take more DPA - ask your loan officer to compare the 3.5% and 5% options side by side.

Pros:

• Highest DPA percentage available statewide (5%)
• Best cost-to-DPA ratio - lower loan cost than Chenoa for same assistance amount
• Works with FHA, VA, USDA, and conventional loans
• No first-time buyer requirement - repeat buyers welcome
• 640 credit score minimum - accessible to most buyers

Cons:

• Monthly payments on the second mortgage from day one
• Not deferred or forgivable - you repay the full amount over 15 years
• Loan cost increases with higher DPA levels

Best for: Buyers who need the highest percentage available statewide and want the best cost-to-DPA ratio. Particularly strong for VA and USDA borrowers who have fewer DPA options, and for repeat buyers.

#3. Chenoa Fund DPA

The Chenoa Fund is administered by CBC Mortgage Agency, a federally chartered governmental entity. That distinction matters: federal charter means the program never runs out of money. While CalHFA and local programs occasionally hit funding caps, Chenoa Fund DPA is always available.

Chenoa offers two options, both providing 3.5% of the base FHA first mortgage loan amount. The Rate Advantage option is a soft second at 0% interest that's completely forgiven after 36 consecutive on-time first mortgage payments. That's just 3 years. The Edge option is a 10-year repayable second mortgage at a borrower-paid rate - this option accepts credit scores as low as 600, while Rate Advantage requires 620.

Loan cost: This is where Chenoa's cost becomes clear. For the same 3.5% DPA, Chenoa carries a noticeably higher loan cost than either CalHFA MyHome or GSFA Standard - the forgivable option is the most expensive of the two. The forgivable option does mean you can refinance after 36 months to potentially lower your rate, but you're carrying the higher cost for at least 3 years. Ask your loan officer to run a side-by-side comparison.

There are no income limits. Repeat buyers can use it. The only catch: Chenoa Fund works with FHA loans only. If you need conventional financing, look at CalHFA MyHome or GSFA Platinum instead.

Pros:

• Rate Advantage option forgiven after just 36 on-time payments
• Lowest credit score requirement of any major program (600 for Edge)
• No income limits and no first-time buyer requirement
• Always funded - federally chartered entity never runs out
• Forgivable option creates a refinance opportunity after 3 years

Cons:

• Highest loan cost of the top statewide programs for the same 3.5% DPA
• FHA loans only - not available for conventional financing
• Must use an approved correspondent lender
• Edge option has monthly payments (10-year repayable second)

Best for: Buyers with lower credit scores (600-620), repeat buyers, or anyone who wants forgivable assistance without income limits. The higher loan cost is most justified if you plan to refinance after the 36-month forgiveness period when rates are favorable.

#4. CalHFA Dream For All

Dream For All is the most talked-about DPA program in California. Up to 20% of the purchase price - capped at $150,000 - is serious money. On a $700,000 home, that's $140,000 toward your down payment. No monthly payments on the second. No interest. Nothing due until you sell, refinance, or transfer.

So why isn't it higher? Three reasons. First, you can't just apply - Dream For All uses a randomized lottery system. Second, it's a shared appreciation loan: when you sell, you repay the original amount plus 20% of the home's increase in value (15% if your income is at or below 80% AMI). Third, at least one borrower must be a first-generation homebuyer - someone whose parents don't currently own a home in the United States.

Loan cost: Dream For All has a double cost structure. The first mortgage carries a relatively low added cost compared to other statewide programs. But you also owe 20% of the home's appreciation when you sell (15% if income is at or below 80% AMI). In a market where homes appreciate significantly, that shared appreciation can add up to a substantial amount over time - on top of repaying the original DPA amount.

The program uses a conventional-only first mortgage, requires a 660 minimum credit score, and all borrowers must be first-time homebuyers. For a deeper comparison, see our Dream For All vs MyHome guide.

Best for: First-generation, first-time homebuyers in high-cost areas where 3-5% barely scratches the surface. If you get selected in the lottery, this is the largest state-level DPA you'll find anywhere.

#5. GSFA Platinum Select

GSFA Platinum Select is designed for teachers, nurses, first responders, active military, and other eligible public-service occupations. The structure: 3.5% as a repayable second mortgage plus up to 1.5% as a non-repayable gift - for a total of up to 5%. That gift component is what sets this apart from the Standard option.

The restriction: Select only works with FHA Energy Efficient Mortgage or USDA loan types. If you qualify by occupation but need a standard FHA or conventional loan, this program won't work - you'd use Platinum Standard instead. Minimum credit score is 640. The loan cost is moderate - higher than Standard, but the gift component partially offsets the difference.

Best for: Public-service professionals who qualify by occupation and are purchasing with an FHA Energy Efficient or USDA loan. The gift component makes this more valuable than Standard for eligible borrowers.

#6. GSFA Platinum Assist-to-Own

Assist-to-Own is the most borrower-friendly option in the GSFA Platinum family - a deferred loan at 0% interest (no monthly payments, repaid only when you sell or refinance) plus up to 2% as a non-repayable gift. The loan cost is comparable to GSFA Standard, which is competitive among statewide programs. But it's the most restricted: you must be an employee of one of the 40 GSFA Member Counties.

The eligible counties are primarily in Northern and Central California: Alpine, Amador, Butte, Calaveras, Colusa, Del Norte, El Dorado, Glenn, Humboldt, Imperial, Inyo, Kings, Lake, Lassen, Madera, Mariposa, Mendocino, Merced, Modoc, Mono, Monterey, Napa, Nevada, Placer, Plumas, San Benito, San Luis Obispo, Santa Barbara, Shasta, Sierra, Siskiyou, Solano, Sonoma, Sutter, Tehama, Trinity, Tulare, Tuolumne, Yolo, and Yuba. You must be employed by one of these counties to qualify - but you can purchase a home anywhere in California.

Best for: County government employees in the 40 eligible counties. The deferred 0% loan + gift combination makes this one of the best DPA structures available if you qualify.

#7. City of Los Angeles - LIPA

The Low Income Purchase Assistance program provides up to $161,000 as a deferred loan for low-income buyers purchasing within the City of Los Angeles. It's one of the largest DPA programs in the state by dollar amount. The program is income-restricted and requires first-time buyer status, but for LA buyers who qualify, the assistance is substantial enough to meaningfully change the purchase math in one of America's most expensive markets.

#8. City of Los Angeles - MIPA

The Moderate Income Purchase Assistance program provides up to $115,000 for moderate-income buyers in the City of Los Angeles. Same deferred loan structure as LIPA but with higher income limits, making it accessible to a broader range of LA buyers. First-time buyer requirement applies.

#9. LA County HOP Programs (HOP80 / HOP120)

The LA County Development Authority runs two HomeOwnership Programs covering unincorporated LA County and participating cities. HOP80 provides up to $100,000 (or 20% of purchase price) for households earning up to 80% AMI. HOP120 provides up to $85,000 (or 20%) for households earning 80-120% AMI. Both use a shared appreciation structure - you repay the original amount plus a proportional share of the home's appreciation when you sell or refinance.

#10. San Diego County DCCA

San Diego County's Down Payment and Closing Cost Assistance program provides $10,000 for closing costs plus up to 22% of the purchase price for down payment - structured as a deferred loan. Available across multiple cities in San Diego County. One of the stronger county-level programs in Southern California, particularly given the high home prices in the San Diego market.

#11. City of El Cajon First-Time Homebuyer

The City of El Cajon's American Dream First-Time Homebuyer Program uses a combination of federal HOME and state CalHome funds to provide leveraged down payment and closing cost assistance. The program is administered by the San Diego Housing Commission (SDHC) on behalf of the City. For single-family homes and townhomes, assistance can reach $170,000 (up to $150,000 in HOME funds plus up to $20,000 in CalHome funds). For condominiums, the combined maximum is $120,000. In all cases, assistance cannot exceed 30% of the purchase price.

The loan carries 3% simple interest that accrues annually - no monthly payments are required. The full balance (principal plus accrued interest) is due when you sell, refinance, transfer, rent, or stop occupying the home as your primary residence. Unlike some city programs that require shared appreciation, El Cajon's program lets you keep 100% of your home's equity growth above the loan balance.

Important requirements: The borrower must contribute at least 2% of the purchase price from their own funds toward down payment or closing costs. You'll also need to maintain at least 1% of the purchase price in liquid assets after closing (seasoned for 3 months), and cannot have more than $25,000 in liquid assets after close. An 8-hour in-person homebuyer education class and HUD-certified homebuyer counseling are both mandatory. The first mortgage must be a fixed-rate, 30-year fully amortizing loan - no adjustable-rate, balloon, or interest-only mortgages are allowed.

• Pro: One of the highest DPA dollar amounts in California outside of LA
• Pro: No shared appreciation - you keep all equity growth
• Pro: No monthly payments on the second mortgage
• Pro: Layers on a standard conventional or FHA first mortgage with no rate premium
• Con: Only available within El Cajon city limits
• Con: 3% simple interest accrues annually on the deferred balance
• Con: Strict requirements: 8-hour in-person class, HUD counseling, 650 credit score
• Con: Max $25,000 in liquid assets after close of escrow

Apply through a SDHC participating lender. Program details: elcajon.gov/housing | 619-441-1710.

#12. Contra Costa County WISH Program

The Workforce Initiative Subsidy for Homeownership provides up to $22,000 as a true grant - money you never repay. While the dollar amount is modest compared to loan-based programs, a grant carries zero long-term cost. For Bay Area buyers in Contra Costa County, this is one of very few genuine grant programs available at the local level.

#13. City of Santa Ana - My First Home

Up to $120,000 as a deferred loan for first-time homebuyers purchasing in the City of Santa Ana. A strong option for Orange County buyers who are priced out of many nearby communities but can find opportunities within Santa Ana city limits. Income limits apply.

#14. City of Anaheim - My Anaheim Home

Up to $50,000 or 20% of the purchase price as a deferred loan. Another Orange County option with more moderate assistance amounts but broader availability within Anaheim city limits. First-time buyer and income restrictions apply.

#15. City of San Diego First-Time Homebuyer Programs

The San Diego Housing Commission runs multiple homebuyer programs with tiered assistance based on income. Middle-income buyers can access $40,000-$50,000 in deferred loans plus an additional $10,000 for closing costs. Multiple income tiers ensure a wider range of San Diego buyers can qualify. Available within City of San Diego limits.

Best Program by Category

Can You Combine Multiple DPA Programs?

Yes. CalHFA programs are specifically designed to stack. The most powerful combination: CalPLUS first mortgage + MyHome + ZIP. MyHome covers your down payment (up to 3.5% for FHA or 3% for conventional). ZIP covers your closing costs (2-3% on the conventional CalPLUS, 3.5-4.5% on FHA CalPLUS). Together, you could get 6-8% in total deferred assistance with no monthly payments on either second mortgage.

Important: ZIP is only available through a CalPLUS first mortgage - it's a closing cost program, not a down payment program, and it sits in third lien position behind MyHome. Similarly, MyAccess is only available through CalPLUS Access Conventional. These aren't standalone programs you can use with any lender's products.

Some local programs can also be layered with state DPA through Fannie Mae Community Seconds guidelines, though the maximum CLTV (combined loan-to-value) must stay within CalHFA requirements - typically 105%. Your lender needs to verify compatibility before you commit to a stacking strategy. For step-by-step guidance on the application process, see our how to apply for DPA in California guide.

Common Questions

Find Out Which Programs You Qualify For

Every buyer's situation is different. Your county, income, credit score, and profession all determine which programs you can access. A buyer in Sacramento County qualifies for a different mix than someone in San Diego County. Our free tool matches you with programs across all 58 California counties in about 2 minutes - no signup, no email required.