Down payment assistance
CalHFA, GSFA, local, and lender programs compared by cost, repayment, and long-term fit.
Short answer
Down payment assistance can combine a first mortgage with a grant, forgivable loan, deferred second, shared-appreciation loan, or local assistance program. California options may include CalHFA and GSFA programs, plus lender or community products. Availability, income limits, education, repayment, and first-time-buyer rules change by program.
Who this is for
- Buyers with stable income but limited cash for down payment or closing
- First-time buyers who meet program income and occupancy rules
- California buyers comparing CalHFA, GSFA, local, and lender options
- Households deciding whether assistance or a smaller purchase is the better long-term fit
What it takes to qualify
- Income, purchase-price, occupancy, credit, and property requirements for the specific program.
- Approved first-mortgage pairing and any required homebuyer education.
- A clear understanding of repayment, forgiveness, shared appreciation, resale, and refinance restrictions.
Private lender. Not affiliated with or endorsed by the U.S. Department of Veterans Affairs or any government agency.
How it works with me
A process you can see the whole way through
Set the cash target
We calculate down payment, closing costs, reserves, and a responsible monthly payment.
Check current programs
We review state, regional, local, employer, and lender options that are actually open.
Compare the strings
Repayment, forgiveness, appreciation share, rate, fees, and refinance restrictions go side by side.
Complete education and approval
Required counseling or education is completed before the program deadline and purchase timeline.
What to know before you decide
Assistance is not one thing
A grant may have no repayment, a forgivable second may disappear over time if conditions are met, a deferred second may be due when the home is sold or refinanced, and shared appreciation exchanges help today for part of future appreciation. Those are different financial decisions.
California program lanes
CalHFA publishes first mortgages and subordinate assistance, including MyHome and periodic shared-appreciation programs. GSFA offers separate assistance structures through participating lenders. Local housing agencies and lender-funded options can add more paths. Program status and funds can change, so the first step is current eligibility verification.
Assistance structures
| Structure | Cash help now | What happens later |
|---|---|---|
| Grant | Yes | May have no repayment if all conditions are satisfied |
| Forgivable second | Yes | Balance may decline over a required occupancy period |
| Deferred second | Yes | Payment is delayed, often until sale, refinance, payoff, or maturity |
| Shared appreciation | Yes | Program may receive principal plus an agreed share of appreciation |
| Lender credit | Closing-cost help | Usually paired with pricing or program terms |
Exact terms control. Never choose assistance from the headline amount alone.
Rates and terms subject to change without notice. Not a commitment to lend. Not available in all states. This is not tax, legal, or financial advice. Consult a qualified professional for your specific situation.
Run your own numbers first
Use the affordability calculator first, then validate assistance, cash-to-close, and payment together.
Open the calculatorsRelated programs
Down payment assistance: common questions
Is down payment assistance free money?
Sometimes a grant has no repayment, but many programs use deferred, forgivable, or shared-appreciation loans. The note and program terms matter.
Do I have to be a first-time buyer?
Many programs use a first-time-buyer definition, often no ownership in the prior three years, while others do not. Requirements vary.
Can assistance cover closing costs too?
Some programs allow down payment, closing costs, or both, subject to limits and the paired first mortgage.
Are CalHFA and GSFA always available?
No. Funding, reservations, program rules, and product combinations can change. Current availability must be checked before relying on a program.
Fine-tune your Down payment assistance plan
Send the property, purpose, timing, and numbers you already know. The email opens prefilled for this Down payment assistance page so the review starts in the right lane.
MortgageOne Inc. is licensed for consumer mortgage lending in 41 states and Washington, DC. Chris Lamm is individually licensed in 19 states.