Your First Home Is
Closer Than You Think.
Here Is the Real Path Forward.

The most widely used first-time buyer assistance program in California. MyHome provides a deferred-payment junior loan of up to 3.5% of the purchase price or appraised value (whichever is less) to cover your down payment or closing costs. No monthly payment on the assistance loan — it is repaid when you sell, refinance, or pay off the first mortgage.

Paired with a CalHFA first mortgage (FHA or conventional), this program can dramatically reduce or eliminate your out-of-pocket down payment. Income limits and purchase price limits apply and vary by county.

One of the most powerful — and fastest to run out — programs in California. Dream For All provides up to 20% of the purchase price as a down payment loan. In exchange, CalHFA shares in a portion of your home's appreciation when you sell or refinance.

This program is extremely popular because it can eliminate PMI entirely (by bringing your down payment to 20%) and dramatically reduce your monthly payment. Funding is limited and releases in rounds — buyers who are ready and pre-approved get access when the next round opens.

Beyond CalHFA, many California counties and cities run their own down payment assistance programs. Los Angeles County's LACDA program offers deferred loans to qualified buyers purchasing in unincorporated LA County. Various cities — including some in the South Bay — have run buyer assistance programs funded by federal HOME and CDBG grants.

Availability, amounts, and eligibility requirements vary significantly by location and funding cycle. The fastest way to find out what is currently active in your target area is a direct conversation with Rudy — he tracks what is available and what has closed.

Several lenders offer closing cost grants of $7,500 to $10,000 for first-time buyers purchasing in eligible census tracts or meeting community lending requirements. These grants do not need to be repaid and are applied directly at closing.

Rudy works with lenders that offer these programs and can tell you on the first call whether your target property and income profile qualify. Many South Bay zip codes are eligible.

For California K–12 teachers, administrators, and classified school employees — as well as firefighters and law enforcement — CalHFA's Extra Credit Teacher Program (ECTP) provides a deferred-payment junior loan up to 4% of the first mortgage amount for down payment and closing costs. No monthly payment required.

This program stacks with MyHome Assistance, meaning qualifying school employees can access two layers of assistance simultaneously — significantly reducing out-of-pocket costs.

One of the most underused tools for first-time buyers: asking the seller to pay some or all of your closing costs as part of the negotiation. FHA allows sellers to contribute up to 6% of the purchase price toward your closing costs. Conventional loans allow 3–6% depending on down payment.

In a market where sellers want to close quickly or the home has sat for a while, seller concessions are very achievable. Even in competitive markets, an experienced agent and pre-approved buyer can often negotiate partial seller credits. Rudy structures your pre-approval to maximize your negotiating position.

The best zero down program in existence, full stop. VA loans require no down payment, no PMI ever, and consistently offer the most competitive interest rates available. There is no loan limit for veterans with full entitlement — you can buy a $1.5 million home in the South Bay with zero down if you qualify.

VA loans are available to veterans, active-duty servicemembers, and eligible surviving spouses. If you or your spouse served, this is the first program to explore — and the one most first-time buyers who qualify leave on the table.

USDA loans offer 100% financing with no down payment for properties in eligible rural and some suburban areas. More California communities qualify than people realize — parts of Ventura County, Riverside County, San Bernardino County, and various Central California areas are USDA-eligible.

Income limits apply — typically up to 115% of the area median income. Credit standards are flexible (640+ typically). The USDA guarantee fee can be financed into the loan, making true zero out-of-pocket purchases possible when paired with seller concessions for closing costs.

For buyers who do not qualify for VA or USDA, combining an FHA loan with CalHFA MyHome or a lender grant can get very close to zero out-of-pocket. FHA requires only 3.5% down with a 580+ credit score — and if a CalHFA DPA loan covers that 3.5%, your only costs are closing costs, which can often be negotiated as seller concessions or covered by a lender grant.

The result: a first-time buyer in California who combines FHA + DPA + seller concessions can potentially close on their first home with little to no money out of pocket. It requires coordination and the right programs — which is exactly what Rudy does.