Down Payment Assistance for Teachers, Nurses, Police & Firefighters (California 2026)
CalHERO is California's home loan program for essential workers, offering a 2% forgivable down payment assistance grant plus reduced rates and waived lender fees. Unlike most DPA programs, CalHERO does NOT require first-time buyer status—repeat buyers qualify. Eligible professions include teachers, firefighters, police, nurses, veterans, and other community heroes. Retired and former workers in these fields also qualify.
What is CalHERO?
CalHERO (California Hero Home Loan) was created to recognize and reward essential workers who serve, educate, protect, and care for California communities. The program emerged as an alternative to the suspended CalSTRS 80/17 Teacher Loan and discontinued CalPERS Public Employee Home Loan programs.
CalHERO is administered through a network of participating mortgage lenders and real estate agents throughout California. It's NOT a government program—it's a private lender initiative specifically designed for qualifying professions.
CalHERO Benefits
- CalHERO Advantage Grant: 2% forgivable down payment assistance
- Reduced interest rates compared to standard market rates
- Waived lender fees (average $4,000+ in savings)
- Cash rebate at closing when using CalHERO real estate agent partners
- Fast closing: 15-30 days typical (no secondary underwriting)
- Multiple loan types: VA, FHA, Conventional, and more
- No first-time buyer requirement
Who Qualifies for CalHERO?
CalHERO covers current, retired, and former employees in these categories. Employment can be with city, county, state, federal, tribal government, or private entities:
🚒 Fire & Rescue
- Firefighters (municipal, CalFIRE, federal)
- Paramedics and EMTs
- Administrative support staff
👮 Law Enforcement
- Police officers and sheriffs
- Tribal rangers and border patrol
- Correctional officers
- Administrative support staff
🎖️ Veterans & Military
- Any U.S. veteran
- Active duty military
- Retired military
- Reservists
👨🏫 Teachers & Educators
- CalSTRS members (current/former/retired)
- Public school district employees
- Private and charter school employees
- CSU, community college, university staff
- School administrators and support staff
👩⚕️ Healthcare Workers
- Registered nurses (RN) and licensed vocational nurses (LVN)
- Physicians and medical doctors
- Healthcare administrative staff
- Hospital and clinic employees
Key Point: Retired & Former Workers Qualify
You don't need to be currently employed in an eligible field. If you can document previous employment as a teacher, firefighter, nurse, police officer, or veteran, you qualify for CalHERO benefits. This expands eligibility significantly for career changers and retirees.
Questions About Hero Program Eligibility?
Get personalized guidance on CalHERO certification, stacking options, and lender selection.
CalHERO vs. GSFA Platinum SELECT: Hero Program Comparison
Two major programs target essential workers in California. Here's how they compare:
| Feature | CalHERO Advantage | GSFA Platinum SELECT |
|---|---|---|
| DPA Amount | 2% forgivable grant | 5.5% + $5,000 bonus |
| First-Time Required | No | No |
| Geographic Limit | Statewide | Targeted census tracts only |
| Credit Minimum | Varies by loan type | 640 |
| Eligible Workers | Teachers, Fire, Police, Nurses, Veterans | Teachers, Fire, Police, Healthcare, Military |
| Forgiveness | Immediate (grant) | 3 years |
| Fee Savings | ~$4,000 lender fees waived | Standard fees apply |
| Combinable | Yes | Yes |
Stack Both Programs for Maximum Savings
If you're buying in a GSFA SELECT-targeted census tract, you may be able to combine CalHERO's reduced rates/fees with GSFA's 5.5% + $5,000 DPA. Work with a lender experienced in both programs to explore stacking options.
Search LA County Homes
Browse properties and work with our team to maximize your hero DPA benefits
View Listings →How CalHERO Works: Step by Step
Check Eligibility (2 minutes)
Complete CalHERO's online eligibility form to receive your Certificate of Eligibility. You'll need to document current or former employment in an eligible profession.
Connect with CalHERO Loan Advisor
A CalHERO-certified loan advisor will contact you to discuss goals, qualifying criteria, loan options, and potential additional programs you may qualify for.
Complete Loan Application
Submit your CalHERO loan application and supporting documents. Pre-approval can take as little as 15 minutes with complete documentation.
Optional: Work with CalHERO Agent Partner
For additional cash rebate/credit at closing, work with a CalHERO real estate agent partner. This is optional but maximizes your total savings.
Close in 15-30 Days
CalHERO loans close quickly because there's no secondary underwriting review by a third-party entity. Additional time may be needed if layering with other DPA programs.
CalHERO + Other DPA Programs
CalHERO can often be combined with additional down payment assistance programs to maximize your benefits. Common combinations include:
- CalHERO + GSFA Platinum SELECT: 2% grant + 5.5% DPA + $5,000 bonus in targeted areas
- CalHERO + LA County HOP: Reduced rates + up to $100K county assistance
- CalHERO + CalHFA MyHome: Reduced rates + state DPA programs
- CalHERO + City Programs: Reduced rates + city-specific assistance (LIPA, Pomona MAP, etc.)
Note: When layering programs, closing timelines may extend to 45-60 days due to additional underwriting requirements. Coordinate with your lender early to ensure all programs can be combined.
Frequently Asked Questions
What is CalHERO and how does it work?
CalHERO is California's Hero Home Loan program offering reduced rates, waived fees, and a 2% down payment assistance grant (CalHERO Advantage) for essential workers including teachers, firefighters, police, nurses, and veterans. It's administered through participating lenders and real estate agents statewide.
Who qualifies for CalHERO?
CalHERO covers: Law Enforcement (police, sheriffs, correctional officers), Fire & Rescue (firefighters, paramedics, EMTs), Veterans & Military (active, retired, reserves), Teachers & Educators (CalSTRS members, private/public school employees), and Healthcare Workers (nurses, doctors, medical staff). Current employment is NOT required—retired and former workers qualify.
Do I have to be a first-time homebuyer for CalHERO?
No. CalHERO Advantage grant borrowers do NOT have to be first-time homebuyers. This makes it unique among many DPA programs that require no homeownership in the past 3 years.
How much down payment assistance does CalHERO provide?
CalHERO Advantage provides a 2% forgivable down payment assistance grant applied toward your minimum down payment. Additional savings come through reduced interest rates, waived lender fees, and cash rebates when working with CalHERO real estate agents.
Can I combine CalHERO with other DPA programs?
Yes, CalHERO can be layered with other programs like GSFA Platinum SELECT (+$5,000 for essential workers in targeted areas), CalHFA programs, and county DPA. Combining programs may extend closing timelines due to additional underwriting requirements.
How does CalHERO compare to GSFA Platinum SELECT?
CalHERO offers 2% DPA + reduced rates/fees for all eligible heroes statewide. GSFA Platinum SELECT adds $5,000 for essential workers (teachers, police, fire, healthcare, military) specifically in targeted census tracts. Both can potentially be combined, and both allow repeat buyers.
Ready to Use CalHERO Benefits?
Get personalized guidance on hero DPA programs, stacking strategies, and lender selection.
