Los Angeles buyer guide
What First-Time Home Buyer Grants Can I Get in California in 2026?
The short answer
Justin Borges of The Borges Real Estate Team at eXp Realty (DRE #01940318, (213) 262-5092) helps Los Angeles first-time buyers sort out California grants in 2026. The public programs are loans, not grants: CalHFA MyHome up to 3.5% (FHA) or 3% (conventional), Dream For All up to 20% capped at $150,000, LIPA up to $161,000, MIPA up to $115,000 and the County's HOP up to $100,000 or 20%. Bank programs are the ones that pay grants or credits. Terms change; confirm with the lender.
California first-time buyer help comes from three public sources: the state through CalHFA, the City of Los Angeles through LAHD, and Los Angeles County through LACDA. This page goes through each public program in turn, using the figures on each program's own page as read on November 9, 2026, and closes with who counts as a first-time buyer and which homebuyer course each program requires.
Learn the programs before you pick one
A live session is a plain place to start while you sort these programs, and the listings button shows current homes whenever you want a look.
Which California programs are grants and which are loans?
Bank of America says its two grants need no repayment and Citi calls its credit non-repayable; neither Chase's nor U.S. Bank's page says whether its help must be repaid. The Los Angeles bank homebuyer grant guide routes you to the page for each bank.
Every public program on this page is a loan instead. The table shows who runs each program and how it is repaid, so you can see the difference before you read the individual sections.
Grants and deferred loans sound alike, but a grant is money you keep without repaying it and a deferred loan is money you repay later. A Los Angeles buyer who treats the two as the same ends up comparing a gift with a debt.
| Program | Run by | How it is repaid |
|---|---|---|
| CalHFA MyHome | CalHFA, California | Deferred junior loan |
| CalHFA ZIP | CalHFA, California | Deferred junior loan |
| Dream For All | CalHFA, California | Share of appreciation |
| LIPA | City of Los Angeles | Shared appreciation |
| MIPA | City of Los Angeles | Shared appreciation |
| HOP80 and HOP150 | Los Angeles County (LACDA) | Shared equity |
Browse the listing search and send me any home you like, and I will tell you whether it sits inside or outside the City of Los Angeles, which decides whether LIPA and MIPA are in play. Browse current Los Angeles listings
Among the California options, the repayment trigger is clearest for CalHFA: its down payment programs are deferred silent second loans repaid when the home is sold, refinanced or paid in full (CalHFA, CalHFA Loan Programs, checked November 9, 2026).
What is open this month:
- Dream For All is closed, and CalHFA had announced no new window as of November 9, 2026 (CalHFA, California Dream For All Shared Appreciation Loan). The 2026 application window ran February 24 to March 16, 2026 (CalHFA, Dream For All will resume accepting applications in February).
- HOP takes applications first come, first served through a HOP participating lender (LACDA, Home Ownership Program).
- MIPA's next reservation round is Wednesday, December 16, 2026, with 13 reservations (LAHD, Moderate Income Purchase Assistance Program).
- LIPA's remaining 2026 round is Wednesday, November 18, 2026, with 15 reservations (LAHD, Low Income Purchase Assistance Program).
Send me the name of one program on your list and I will send you the live page that states its repayment terms. Text (213) 262-5092
How do CalHFA MyHome and ZIP work?
California's CalHFA MyHome program is a junior loan of up to the lesser of 3.5% (FHA) or 3% (conventional) of the purchase price or appraised value. You can put the loan toward your down payment, your closing costs or both, and the percentage depends on whether your first mortgage is FHA or conventional (CalHFA, MyHome Assistance Program, checked November 9, 2026).
The home has to be your primary residence, so a non-occupant co-borrower, meaning someone who will not live in the home, cannot be on the loan. Eligible homes are one-unit properties: a single-family house, or an approved condo or PUD. A duplex or fourplex falls outside that description (CalHFA, MyHome Assistance Program).
ZIP, the CalHFA Zero Interest Program, pairs with CalPLUS FHA and CalPLUS Conventional first mortgages to cover closing costs. The percentage of the loan that ZIP provides varies, so a CalHFA-approved lender gives you the figure that applies to your loan (CalHFA, CalHFA Loan Programs).
CalHFA publishes one Los Angeles County figure rather than a limit that changes with household size. The 2026 income limit is $214,000, effective 06/30/2026, and it applies to CalHFA first mortgages and subordinate loans, excluding Dream For All (CalHFA, 2026 Government and Conventional Income Limits).
Browse current condos and PUDs, then send me the one you like and I will check whether it is a one-unit property, the home type CalHFA's MyHome page lists. Browse current Los Angeles listings
How does Dream For All work?
Dream For All is closed at the moment, and CalHFA had announced no new window as of November 9, 2026 (CalHFA, California Dream For All Shared Appreciation Loan, checked November 9, 2026). Its 2026 application window ran from February 24 to March 16, 2026 (CalHFA, Dream For All will resume accepting applications in February).
California's Dream For All is a CalHFA loan of up to 20% of the purchase price for a down payment or closing costs, not to exceed $150,000. The 20% sets the loan size for a given price, and the $150,000 ceiling stops the amount from growing past that figure on a higher-priced Los Angeles home (CalHFA, California Dream For All Shared Appreciation Loan).
CalHFA hands out Dream For All vouchers by randomized drawing, so a buyer applies during a window and waits for a draw rather than reserving a place in line (CalHFA, California Dream For All Shared Appreciation Loan).
While Dream For All is closed, a live session is one way to keep learning before CalHFA announces a new window. Join the free first-time buyer webinar
Two borrower rules apply. One borrower must be a first-generation homebuyer and a California resident, and all borrowers must be first-time homebuyers (CalHFA, California Dream For All Shared Appreciation Loan).
Income has to fall within Dream For All's own county limit, about $168,000 for Los Angeles County, which is separate from the limit on CalHFA's other loans (CalHFA, Dream For All will resume accepting applications in February).
A Pre-Approval letter from a CalHFA Approved Lender is required to apply, and recipients of conditional approval have 90 days to shop for a home (CalHFA, Dream For All will resume accepting applications in February).
Share the date of a conditional approval with me and I will count out the day your 90 days to shop for a home end. Text (213) 262-5092
What does LIPA offer in the City of Los Angeles?
The City of Los Angeles Low Income Purchase Assistance program, LIPA, offers up to $161,000 for down payment, closing costs and acquisition, and it covers only homes inside the City of Los Angeles. A home in Pasadena or Glendale sits outside the program even though it is in Los Angeles County (LAHD, Low Income Purchase Assistance Program, checked November 9, 2026).
The home must be a one-unit property with a maximum purchase price of $956,465, so a duplex or a home priced above that figure does not fit the program (LAHD, Low Income Purchase Assistance Program).
The program sets a middle FICO score of 660 or higher and requires at least 1% down from your own funds, which means some of the money for the purchase comes from you rather than from the loan (LAHD, Low Income Purchase Assistance Program).
The 2026 income limits are set at 80% of area median income and scale with household size, from $93,300 for one person to $175,900 for eight people, and $133,250 for four people (LAHD, Low Income Purchase Assistance Program).
Browse homes for sale in the City of Los Angeles, then send me a listing link and I will check whether the home is a one-unit property, not a duplex, as LIPA's page requires. Browse current Los Angeles listings
What is MIPA and who is it for?
The City of Los Angeles Moderate Income Purchase Assistance program, MIPA, offers up to $115,000 to first-time buyers with moderate incomes, for homes in the City of Los Angeles (LAHD, Moderate Income Purchase Assistance Program, checked November 9, 2026).
The FICO score minimum of 660 and the 1% own-funds rule match LIPA's, so the credit and savings tests are the same ones you see on the LIPA page (LAHD, Moderate Income Purchase Assistance Program).
MIPA income is a range with a floor and a ceiling rather than a single cap. The 2026 ranges run from $93,301 to $128,300 for one person, and from $133,251 to $183,250 for four people (LAHD, Moderate Income Purchase Assistance Program).
Give me your household size and I will put the LIPA and MIPA income rows for that size side by side from the two LAHD pages. Text (213) 262-5092
Which Los Angeles County program covers homes outside the City of Los Angeles?
The Los Angeles County Home Ownership Program, run by LACDA, covers homes in unincorporated Los Angeles County and in participating cities, and it offers HOP80 and HOP150 second-mortgage loans of up to $100,000 or 20% of the price, whichever is less. The loans carry 0% interest and are deferred with shared equity, and the home must be owner-occupied (LACDA, Home Ownership Program, checked November 9, 2026).
| Item | HOP80 | HOP150 |
|---|---|---|
| Loan size | Up to $100,000 or 20% of price, whichever is less | Up to $100,000 or 20% of price, whichever is less |
| Maximum purchase price | $700,000 | $850,000 |
| Income level | 80% of area median income | 150% of area median income |
| Own funds | At least 1% | At least 1% |
LACDA's participating-city list includes Arcadia, Beverly Hills, Culver City, La Cañada Flintridge, Malibu, Manhattan Beach, Monrovia, South Pasadena and West Hollywood. Pasadena, Glendale and Long Beach do not appear on that list, and the City of Los Angeles is not on it either, so a home inside city limits uses LIPA or MIPA instead. LACDA says its mapping system cannot be guaranteed and to email HOP@lacda.org to verify a property address (LACDA, Home Ownership Program).
For a household of four, the income limits are $133,250 at 80% AMI and $162,150 at 150% AMI, effective August 24, 2026 (LACDA, Home Ownership Program).
Browse homes in a participating city, then send me the address and I will pass it to HOP@lacda.org for the verification LACDA's page asks for. Browse current Los Angeles listings
Which program does this home fit?
Pick a home you like, send me the address, and I will set its price beside the LIPA, MIPA and HOP price limits listed above.
Who counts as a first-time buyer, and what homebuyer education do I need?
A first-time buyer under CalHFA's definition is someone who has not owned and occupied a home in the last three years (CalHFA, CalHFA Borrower Eligibility Requirements, checked November 9, 2026).
CalHFA loans carry a homebuyer education requirement. One occupying first-time borrower per loan completes the course, and the only online course CalHFA accepts is eHome's eight-hour course, which costs $100. Live counseling through NeighborWorks or a HUD-approved agency also counts (CalHFA, CalHFA Borrower Eligibility Requirements).
Tell me the date of your homebuyer class and I will keep the weekend before it free of showings. Text (213) 262-5092
The City and County programs set their own course lengths:
- LIPA requires 8 hours of education (LAHD, Low Income Purchase Assistance Program).
- MIPA requires 8 hours of education (LAHD, Moderate Income Purchase Assistance Program).
- The County's Home Ownership Program requires 8 hours from a HUD-approved agency (LACDA, Home Ownership Program).
Dream For All asks for a shorter course than any of these: a 1-hour online Dream For All course (CalHFA, California Dream For All Shared Appreciation Loan).
Frequently asked questions
Is the City of Los Angeles covered by the County's Home Ownership Program?
No. The City of Los Angeles is not on the participating-city list for the LACDA Home Ownership Program, so a home inside city limits does not use it ( LACDA, Home Ownership Program ). The City's own help comes through LIPA and MIPA instead ( LAHD, Low Income Purchase Assistance Program ; LAHD, Moderate Income Purchase Assistance Program ).
If you are still sorting out which public program covers which city, a live session is open to you. Join the free first-time buyer webinar
How do I apply for a CalHFA loan?
CalHFA does not accept applications directly. A CalHFA-approved lender qualifies you for the loan, so a Los Angeles buyer starts by choosing that lender rather than by sending a form to CalHFA ( CalHFA, CalHFA Borrower Eligibility Requirements ).
Is there a LIPA reservation round left in 2026?
Yes: Wednesday, November 18, 2026, with 15 reservations, on a schedule the City lists as subject to change. The LIPA page says to start with an LAHD participating lender or call (213) 808-8800 ( LAHD, Low Income Purchase Assistance Program, checked November 9, 2026 ).
When is the next MIPA round?
MIPA reservations run on their own calendar: the next round is Wednesday, December 16, 2026, with 13 reservations. The City lists the schedule as subject to change, so check LAHD's MIPA page for the current date before you plan around it ( LAHD, Moderate Income Purchase Assistance Program, checked November 9, 2026 ).
Is Dream For All open for applications?
No. CalHFA's Dream For All page says the application period is closed, and no new window had been announced as of November 9, 2026 ( CalHFA, California Dream For All Shared Appreciation Loan, checked November 9, 2026 ). The 2026 window ran from February 24 to March 16, 2026 ( CalHFA, Dream For All will resume accepting applications in February ).
How do I apply for the LACDA Home Ownership Program?
LACDA takes Home Ownership Program applications through a HOP participating lender, first come, first served. Funds go in the order applications arrive, so a buyer picks a participating lender before picking a home ( LACDA, Home Ownership Program ).
Name the lender you plan to use and I will send you the link to the current lender list for the program you picked. Text (213) 262-5092
Line the program dates up with yours
Share the month you hope to buy and the program you lean toward, and I will set the reservation rounds and application windows in this guide against that month.
Sources
- CalHFA Loan Programs, California Housing Finance Agency (calhfa.ca.gov). Checked November 9, 2026.
- California Dream For All Shared Appreciation Loan, California Housing Finance Agency (calhfa.ca.gov). Checked November 9, 2026.
- Dream For All will resume accepting applications in February, California Housing Finance Agency (calhfa.ca.gov). Checked November 9, 2026.
- Home Ownership Program, lacda.org. Checked November 9, 2026.
- Moderate Income Purchase Assistance Program, Los Angeles Housing Department (housing.lacity.gov). Checked November 9, 2026.
- Low Income Purchase Assistance Program, Los Angeles Housing Department (housing.lacity.gov). Checked November 9, 2026.
- MyHome Assistance Program, California Housing Finance Agency (calhfa.ca.gov). Checked November 9, 2026.
- 2026 Government and Conventional Income Limits, California Housing Finance Agency (calhfa.ca.gov). Checked November 9, 2026.
- CalHFA Borrower Eligibility Requirements, California Housing Finance Agency (calhfa.ca.gov). Checked November 9, 2026.
About the author
Justin Borges
REALTOR® | CA DRE #01940318
Justin writes LA Metro Home Finder’s guides to 30+ communities across the San Gabriel Valley, Northeast LA, and greater Los Angeles, and has closed $200M+ in career sales with a 106% average list-to-sale ratio.
Justin has held an active California DRE salesperson license since October 2013. View Justin’s author profile.
This guide is educational and is not legal, tax, title, lending, or insurance advice. Contract forms, statutes, and lender rules change. Confirm the terms that apply to your sale with your escrow officer, title officer, lender, or a California real estate attorney.
