Riverside County offers three first-time homebuyer programs—PLHA, HOME, and ARPA—each providing up to $100,000 or 20% of the purchase price in down payment assistance. The standout feature: PLHA assistance converts to a grant after 30 years, meaning no repayment if you stay in the home. All programs feature 0% interest with deferred payment.
Riverside County First-Time Homebuyer Programs: Grants Up to $65K (2026)
Riverside County's down payment assistance programs are some of the most generous in Southern California—but understanding which program fits your situation can be confusing. With three active programs (PLHA, HOME, and ARPA) each having different income limits, eligible cities, and terms, first-time buyers need a clear comparison to make the right choice.
This guide breaks down all three Riverside County Housing and Workforce Solutions (HWS) programs so you can quickly identify which one works for your income level and target city.
Quick Comparison: PLHA vs HOME vs ARPA
| Feature | PLHA FTHB | HOME FTHB | ARPA FTHB |
|---|---|---|---|
| Max Assistance | $100,000 or 20% | $100,000 or 20% | $100,000 or 20% |
| Income Limit | 120% AMI (moderate) | 80% AMI (lower) | 80% AMI (lower) |
| Grant Conversion | 30 years → GRANT | 15 years → grant | 15 years → grant |
| Closing Costs | Not available | Not available | Available (limited) |
| Geographic Scope | Countywide* | Limited cities | District 5 only |
| Pools/Spas | Case-by-case | NOT eligible | Case-by-case |
| Interest Rate | 0% | 0% | 0% |
| Monthly Payments | None (deferred) | None (deferred) | None (deferred) |
*Excludes 7 cities. See eligible cities section below.
🎯 The 30-Year Grant Advantage (PLHA)
PLHA's 30-year grant conversion is the standout feature. If you purchase using PLHA assistance and remain in the home as your primary residence for 30 years, the entire loan balance converts to a grant—zero repayment required. This effectively makes it free money for long-term homeowners.
HOME's 15-year term is also attractive if you qualify at the lower income level and plan to stay put.
2025-2026 Income Limits by Household Size
Income limits are effective July 1, 2025 through June 30, 2026:
| Household Size | PLHA/ARPA (120% AMI) | HOME (80% AMI) |
|---|---|---|
| 1 Person | $87,300 | $62,650 |
| 2 Persons | $99,720 | $71,600 |
| 3 Persons | $112,200 | $80,550 |
| 4 Persons | $124,680 | $89,500 |
| 5 Persons | $134,640 | $96,700 |
| 6 Persons | $144,600 | $103,850 |
| 7 Persons | $154,620 | $111,000 |
| 8 Persons | $164,580 | $118,200 |
If your household income is under 80% AMI AND your target city participates in HOME, you may have access to both programs. HOME's 15-year grant conversion is faster, but PLHA has broader city coverage. If your income is between 80-120% AMI, PLHA is your only option—but still an excellent one.
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Search Riverside County Homes →PLHA Eligible Cities
PLHA has the broadest geographic coverage of the three programs. Properties in these locations are eligible:
✅ PLHA-Eligible Cities & Areas
Plus: All unincorporated Riverside County areas (Thousand Palms, Mecca, Cabazon, Thermal, Valle Vista, etc.)
❌ NOT Eligible for PLHA
Calimesa, Corona, Menifee, Palm Desert, Perris, Rancho Mirage, City of Riverside
HOME Eligible Cities (More Restricted)
HOME has stricter geographic limits. The following cities are NOT eligible for HOME:
Cathedral City, Corona, Hemet, Indian Wells, Indio, Jurupa Valley, Lake Elsinore, Moreno Valley, Murrieta, Palm Desert, Palm Springs, Perris, City of Riverside, Temecula
If your target city is excluded from HOME, you'll need to focus on PLHA (assuming your income qualifies at 120% AMI).
ARPA: District 5 Only
ARPA FTHB is geographically limited to Supervisorial District 5, which covers primarily the southwestern portion of Riverside County. The program offers the unique benefit of closing cost assistance—something neither PLHA nor HOME provides.
However, ARPA funding is limited and has been exhausted multiple times. Check current availability at rivcohws.org before counting on this program.
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Search Temecula/Murrieta →How Grant Conversion Works
The "grant conversion" feature is what makes Riverside County programs especially valuable. Here's how it works:
PLHA: 30-Year Term
- Receive up to $100,000 as a 0% interest, deferred-payment second mortgage
- Make no monthly payments on the HWS loan
- After 30 years of continuous owner-occupancy, the entire balance converts to a grant
- If you sell or cash-out refinance before 30 years, you must repay the full assistance amount
HOME: 15-Year Term
- Same structure, but grant conversion happens after 15 years
- Faster path to full forgiveness, but stricter income limits (80% AMI)
You receive $100,000 in PLHA assistance. After 30 years, that $100,000 becomes yours free and clear. Meanwhile, you've had three decades of home equity growth. If your home appreciates 3% annually, a $500,000 home becomes worth approximately $1.2 million—and you got a $100,000 head start.
Eligibility Requirements
All Programs Require:
- First-time homebuyer status: No ownership in the past 3 years
- Primary residence: You must live in the home (no rentals/investment)
- 8-hour homebuyer education: HUD-approved course required before closing
- Participating lender: Only approved lenders can submit applications
- Income within limits: Based on household size (see table above)
- Asset limits: Total assets cannot exceed the income limit for your household size
Property Requirements:
- Single-family homes, condos, townhomes eligible
- Minimum 2 bedrooms
- Must be in standard condition (no major repairs needed)
- Tenant-occupied homes NOT eligible (unless you're the tenant purchasing)
- HOME only: In-ground pools/spas make property ineligible
Questions About Riverside County DPA?
Get personalized guidance on program eligibility, city requirements, and application timing.
Application Process
- Contact a participating lender — Only approved lenders can submit HWS applications. Get the list at rivcohws.org
- Get pre-qualified — The lender determines your maximum purchase price and program eligibility
- Complete 8-hour education course — Schedule through a HUD-approved agency (may have a small fee)
- Find an eligible property — Work with your agent to identify homes in participating cities
- Submit application through lender — Applications are first-come, first-served
- Home inspection — Property must meet Housing Quality Standards
- Close on your home — HWS loan recorded as a second mortgage
Riverside County programs are funded on a fiscal year basis (July 1 - June 30). Some cities run out of funds before others. As of late 2025, cities like Cathedral City and Indio have been fully allocated in past cycles. Check HWS funding status regularly.
Frequently Asked Questions
What is the difference between PLHA, HOME, and ARPA programs?
PLHA offers up to $100K for households at 120% AMI with a 30-year grant conversion. HOME offers up to $100K for households at 80% AMI with a 15-year grant conversion. ARPA offers up to $100K for 80% AMI in District 5 only with closing cost assistance. All are 0% interest, deferred-payment loans.
Which Riverside County cities are eligible for PLHA?
PLHA-eligible cities include Banning, Beaumont, Canyon Lake, Cathedral City, Coachella, Desert Hot Springs, Eastvale, Hemet, Indian Wells, Indio, Jurupa Valley, La Quinta, Lake Elsinore, Moreno Valley, Murrieta, Norco, Palm Springs, San Jacinto, Temecula, and Wildomar, plus unincorporated areas. NOT eligible: Calimesa, Corona, Menifee, Palm Desert, Perris, Rancho Mirage, and City of Riverside.
Does Riverside County DPA convert to a grant?
Yes. PLHA converts to a grant after 30 years of continuous owner-occupancy—no repayment required. HOME converts to a grant after 15 years. If you sell or cash-out refinance before the term ends, you must repay the assistance in full.
What are the 2025-2026 income limits for Riverside County DPA?
For 2025-2026 (effective July 1, 2025), PLHA income limits for a family of 4 are $124,680 (120% AMI). HOME income limits for a family of 4 are $89,500 (80% AMI). Limits vary by household size—see the full table above.
Can I get closing cost assistance with Riverside County programs?
Closing cost assistance is only available through the ARPA FTHB program on a first-come, first-served basis. PLHA and HOME programs do not currently offer closing cost assistance.
Are homes with pools eligible for Riverside County DPA?
For PLHA, pools/spas are handled case-by-case and require the home inspector to not call out issues. For HOME, homes with in-ground pools or spas are NOT eligible. Check program guidelines carefully if your target home has a pool.
Next Steps
Riverside County's PLHA, HOME, and ARPA programs offer exceptional opportunities for first-time buyers, especially with the grant conversion feature. Your action plan:
- Determine which income tier you fall into (80% or 120% AMI)
- Confirm your target city participates in available programs
- Contact a participating lender for pre-qualification
- Schedule your 8-hour homebuyer education course
- Start your home search in eligible cities
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Start Your Home Search → 📞 Call (213) 262-5092 💬 Text UsDisclaimer: This article provides general information about Riverside County HWS programs as of January 2026. Program terms, income limits, eligible cities, and funding availability are subject to change. Always verify current requirements at rivcohws.org or contact HWS directly. This content does not constitute financial or legal advice. Consult with a participating lender and qualified professionals for guidance specific to your situation.
