Los Angeles buyer guide
Zillow Down Payment Assistance vs. CalHFA vs. LIPA: Which Fits Los Angeles Buyers?
The short answer
A repeat buyer may compare Zillow; a qualifying first-time buyer seeking closing-cost help may compare MyHome; and a qualifying lower-income buyer purchasing inside the City of Los Angeles may compare LIPA. As of October 30, 2026, Zillow offers up to 3.5% in potentially forgivable assistance, MyHome provides a repayable loan, and LIPA offers a deferred shared-appreciation loan for eligible City of Los Angeles buyers. Terms and funding require confirmation as of October 30, 2026. (HousingWire, Zillow Home Loans launches FHA down payment assistance loan, checked October 30, 2026)
Justin Borges of The Borges Real Estate Team at eXp Realty (DRE #01940318, (213) 262-5092) helps Los Angeles buyers compare options and write offers. A repeat buyer may compare Zillow; a qualifying first-time buyer who wants closing-cost help may compare MyHome. A qualifying lower-income buyer purchasing inside the City of Los Angeles may compare LIPA.
Compare your home search options
Text Justin your price range and the area you're searching; he can help you compare options and write an offer. Lenders and program administrators decide eligibility.
How do the three programs compare?
For a Los Angeles buyer, the right comparison starts with the money you must bring, the monthly payment you can sustain, and what happens to the assistance when you leave. The table summarizes published terms checked October 30, 2026.
| Question | Zillow FHA assistance | CalHFA MyHome | Los Angeles LIPA |
|---|---|---|---|
| Amount and use | Up to 3.5% of the lesser of price or appraised value for the down payment | Up to 3.5% with a CalHFA FHA or CalPLUS FHA first mortgage, or 3% with CalHFA or CalPLUS conventional, USDA or VA first mortgages, for down payment or closing costs | Up to $161,000 for down payment, closing costs and acquisition |
| Repayment | Interest-free second loan, no monthly payment; forgiveness depends on program conditions | Deferred simple-interest loan, repaid with interest, not forgiven | Deferred, 0% interest loan with shared appreciation, not forgiven |
Table sources: HousingWire, Zillow Home Loans launches FHA down payment assistance loan, checked October 30, 2026; CalHFA, MyHome Assistance Program Handbook, checked October 30, 2026; Los Angeles Housing Department, Helping Low-Income, First-Time Homebuyers, checked October 30, 2026; HousingWire, Zillow Home Loans launches FHA down payment assistance loan, checked October 30, 2026; CalHFA, MyHome Assistance Program Handbook, checked October 30, 2026; Los Angeles Housing Department, Helping Low-Income, First-Time Homebuyers, checked October 30, 2026.
The comparison turns on whether you need down payment help, closing-cost help, or a deferred loan with shared appreciation.
Compare your home search options
Text Justin your price range and the area you're searching; he can help you compare options and write an offer. Lenders and program administrators decide eligibility.
How do eligibility and lender rules differ?
| Question | Zillow FHA assistance | CalHFA MyHome | Los Angeles LIPA |
|---|---|---|---|
| Income | Zillow's release lists no income cap; borrower must qualify for the full monthly payment | Los Angeles County credit-qualifying income limit is $214,000 for applicable 2026 reservations | Household limit varies by size; $133,250 for four people in 2026 |
| First-time rule | No first-time requirement in Zillow's release | All borrowers must meet the first-time rule, subject to limited exceptions | First-time buyer rule applies |
| Lender and price | FHA first mortgage through Zillow Home Loans; FHA loan limits apply | CalHFA first mortgage and approved lender; MyHome documents state no sales price limit, but first-mortgage limits apply | LAHD participating lender; City of Los Angeles property price at or below $956,465 |
| Stacking | Combining with LIPA is unconfirmed; MyHome does not appear to combine, an inference from first-mortgage rules | Other assistance may be layered under CalHFA's lien rules; confirm the particular combination | Confirm any proposed combination with the participating lender and LAHD |
Have a question about your own situation? Text (213) 262-5092
Table sources: HousingWire, Zillow Home Loans launches FHA down payment assistance loan, checked October 30, 2026; CalHFA, 2026 Government & Conventional Income Limits, checked October 30, 2026; Los Angeles Housing Department, Helping Low-Income, First-Time Homebuyers, checked October 30, 2026; HousingWire, Zillow Home Loans launches FHA down payment assistance loan, checked October 30, 2026; CalHFA, MyHome Assistance Program Handbook, checked October 30, 2026; Los Angeles Housing Department, Helping Low-Income, First-Time Homebuyers, checked October 30, 2026; Zillow release, checked October 30, 2026; HUD, FHA Mortgage Limits lookup, checked October 30, 2026; CalHFA, MyHome Assistance Program Handbook, checked October 30, 2026; CalHFA, 2026 Government & Conventional Income Limits, checked October 30, 2026; Los Angeles Housing Department, Helping Low-Income, First-Time Homebuyers, checked October 30, 2026; CalHFA, MyHome Assistance Program Handbook, checked October 30, 2026.
California is not on Zillow's excluded-state list, but neither published Zillow source names California as included. Eligibility must be confirmed (Zillow Home Loans program page, checked October 30, 2026). Text Justin about the home you are considering.
Who might fit Zillow's FHA assistance?
Zillow's option may be worth comparing if you have owned a home before or your income is above the limits for the public programs. Its release lists no first-time buyer requirement and no income cap, but you still must qualify for the full monthly payment and meet FHA and program requirements. The published program credit threshold is 640 as checked October 30, 2026. (HousingWire, Zillow Home Loans launches FHA down payment assistance loan, checked October 30, 2026)
Prefer to learn first? Register for more information. Join the free first-time buyer webinar
Assistance is tied to a Zillow Home Loans FHA first mortgage (Zillow release, checked October 30, 2026). Compare Loan Estimates from more than one lender, including the interest rate, lender charges, mortgage insurance, cash to close and monthly payment.
As of October 30, 2026, the assistance applies to the down payment rather than closing costs (Zillow Home Loans program page, checked October 30, 2026). Budget separately for closing costs, inspections, moving and reserves.
Zillow's release describes forgiveness after five years of on-time mortgage payments and owner occupancy. It says the assistance is due in full if the buyer moves out, sells or refinances before year five. The published sources do not establish a partial forgiveness schedule. (HousingWire, Zillow Home Loans launches FHA down payment assistance loan, checked October 30, 2026)
When does CalHFA MyHome make sense?
MyHome may fit a qualifying first-time buyer who wants assistance for closing costs as well as a down payment and can use a CalHFA first mortgage through an approved lender. As checked October 30, 2026, the assistance is a deferred-payment, simple-interest subordinate loan. Deferral helps with the immediate payment schedule, but the balance and interest are not forgiven. (CalHFA, MyHome Assistance Program Handbook, checked October 30, 2026)
Rather talk it through? Call (213) 262-5092
MyHome's principal and interest come due at the earliest applicable trigger, including sale, title transfer, payoff or refinance of the first mortgage, or an unrescinded recorded notice of default. Ask the approved lender for the interest rate, projected balance and repayment terms for your loan. A buyer planning to refinance should compare the payoff effect before counting the assistance as savings. (CalHFA, MyHome Assistance Program Handbook, checked October 30, 2026)
In Los Angeles County, the 2026 limit is $214,000 in lender credit-qualifying income for applicable reservations, as checked October 30, 2026. CalHFA counts qualifying income of all borrowers, rather than every household member's income. LIPA uses a different household-income test, so passing one screen does not establish eligibility for the other. (CalHFA, 2026 Government & Conventional Income Limits, checked October 30, 2026)
All borrowers must generally satisfy CalHFA's first-time test, including its lookback for ownership of a principal residence and residence in a spouse-owned home. Limited exceptions apply, and homebuyer education is required. (CalHFA, MyHome Assistance Program Handbook, checked October 30, 2026)
For applicable 2026 reservations, the Los Angeles County credit-qualifying income limit is $214,000. (CalHFA, 2026 Government & Conventional Income Limits, checked October 30, 2026)
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Is LIPA a better fit for a city buyer?
LIPA can offer substantial assistance to a qualifying lower-income first-time buyer purchasing within the City of Los Angeles. The city loan may cover down payment, closing costs and acquisition, but the property must meet the city's conditions. A Los Angeles County mailing address alone does not establish that a home falls within city limits; verify the jurisdiction before relying on the program. (Los Angeles Housing Department, Helping Low-Income, First-Time Homebuyers, checked October 30, 2026)
As checked October 30, 2026, the maximum purchase price is $956,465 and the home must be a single unit. A tenant-occupied property is ineligible unless the tenant is the buyer. Those conditions matter when you compare condos or houses across city boundaries and when an occupied listing appears in your search. Confirm the specific property with the participating lender and LAHD. (Los Angeles Housing Department, Helping Low-Income, First-Time Homebuyers, checked October 30, 2026)
LIPA requires at least 1% of the price from your own funds, a middle FICO score of at least 660, education and counseling, and a principal residence. Its 2026 income limits count income of household adults and vary by household size. For a four-person household the published limit is $133,250, checked October 30, 2026. The lender and LAHD determine eligibility. (Los Angeles Housing Department, Helping Low-Income, First-Time Homebuyers, checked October 30, 2026)
Have a question about your own situation? Text (213) 262-5092
LIPA's deferred loan is not forgiven. The principal plus a share of appreciation is due on specified events, including sale, transfer or first-mortgage repayment, or as a balloon in 30 years. Refinancing may be allowed under certain conditions, so review the refinancing requirements and shared appreciation. (Los Angeles Housing Department, Helping Low-Income, First-Time Homebuyers, checked October 30, 2026)
Compare your home search options
Text Justin your price range and the area you're searching; he can help you compare options and write an offer. Lenders and program administrators decide eligibility.
What funding and timing should you check?
As of October 30, 2026, LAHD's next listed LIPA reservation round is November 18, 2026. The schedule can change, and remaining funds and whether reservations will fill cannot be confirmed. Work with a participating lender on eligibility and reservation timing before making an offer dependent on assistance. A listed round is not a commitment of funds to your purchase. (Los Angeles Housing Department, Helping Low-Income, First-Time Homebuyers, checked October 30, 2026)
CalHFA's California Dream For All is a separate shared-appreciation program, not MyHome. Its application portal closed March 16, 2026, and a future application round cannot be confirmed as of October 30, 2026. Do not assume a new application can be started while you plan a purchase. (CalHFA, California Dream For All, checked October 30, 2026)
Ask each lender when a reservation or program approval becomes available and what documents are needed. For a Los Angeles purchase, coordinate the financing timeline with the offer and escrow deadlines. A lender's preliminary conversation is not a reservation or a commitment to fund a particular home.
| Before your offer | What to confirm |
|---|---|
| Property | City boundary, price, occupancy and first-mortgage limits |
| Borrowers | Income calculation, ownership history, credit and education requirements |
| Funds | Current availability, reservation procedure and cash needed at closing |
| Exit | Repayment, appreciation and refinance terms in the actual loan documents |
The next listed LIPA reservation round is November 18, 2026. (Los Angeles Housing Department, Helping Low-Income, First-Time Homebuyers, checked October 30, 2026)
Prefer to learn first? Register for more information. Join the free first-time buyer webinar
Can you combine assistance programs?
MyHome can be layered with other assistance under CalHFA's rules, including its required lien position. That general permission does not establish that every combination works. Ask the participating lender to confirm the first mortgage, lien order, program restrictions and available funds for the specific transaction. (CalHFA, MyHome Assistance Program Handbook, checked October 30, 2026)
Zillow assistance and MyHome do not appear to combine. That is an inference from the published requirements: Zillow's assistance requires a Zillow Home Loans FHA first mortgage (Zillow release, checked October 30, 2026), while MyHome requires a CalHFA first mortgage through an approved lender. Neither program directly states that conclusion. (CalHFA, Approved Lenders, checked October 30, 2026)
Whether Zillow assistance can be combined with LIPA is unconfirmed. LAHD's participating lender list could not be verified, and no published stacking confirmation is available in the checked sources. Do not include both amounts in your Los Angeles purchase budget until the arrangement is confirmed.
Compare your home search options
Text Justin your price range and the area you're searching; he can help you compare options and write an offer. Lenders and program administrators decide eligibility.
How should you choose before making an offer?
Compare cash to close and the full monthly cost alongside the future balance. Your plans for moving, refinancing and holding the property matter.
I help you compare the practical effect on your home search and write an offer. Justin is a licensed agent, not a lender; lenders and program administrators decide eligibility and loan terms.
A repeat buyer may compare Zillow; a qualifying first-time buyer who wants closing-cost help may compare MyHome; a qualifying lower-income buyer purchasing inside City of Los Angeles limits may compare LIPA.
Frequently asked questions
Does a previous home purchase rule out every option?
No. Zillow's release does not list a first-time buyer requirement, although other lending and program conditions still apply. MyHome and LIPA generally require first-time status under different ownership tests. Give each lender your complete ownership and occupancy history, including any home owned by a spouse, so the correct program rules can be applied.
Which options can help with closing costs?
MyHome and LIPA can cover eligible closing costs as well as down payment expenses. Their loans have different repayment terms and eligibility rules.
Ready to see what is for sale in Los Angeles? Browse current Los Angeles listings
What if the appraisal is below the purchase price?
Zillow and MyHome calculate applicable assistance using the lesser of the sales price or appraised value, so a lower appraisal can reduce the assistance available.
Does a Los Angeles County address qualify for LIPA?
Not necessarily. LIPA requires an eligible property in the City of Los Angeles, and a Los Angeles County address alone does not establish that the home is inside city limits.
Will I owe money when I refinance?
MyHome identifies refinancing the first loan as a repayment trigger. LIPA allows refinancing under certain conditions, while Zillow's release describes repayment if refinancing occurs before year five.
Compare your home search options
Text Justin your price range and the area you're searching; he can help you compare options and write an offer. Lenders and program administrators decide eligibility.
Sources
- Zillow Home Loans launches FHA down payment assistance loan, HousingWire (housingwire.com). Checked October 30, 2026.
- MyHome Assistance Program Handbook, CalHFA, Oct 19, 2026 (calhfa.ca.gov). Checked October 30, 2026.
- Helping Low-Income, First-Time Homebuyers, LAHD, Sept 23, 2026 (housing.lacity.gov). Checked October 30, 2026.
- 2026 Government & Conventional Income Limits, CalHFA, effective June 30, 2026 (calhfa.ca.gov). Checked October 30, 2026.
- FHA Mortgage Limits lookup, HUD, CY2026 (entp.hud.gov). Checked October 30, 2026.
- California Dream For All, CalHFA, read Oct 30, 2026 (calhfa.ca.gov). Checked October 30, 2026.
- Approved Lenders, CalHFA (calhfa.ca.gov). Checked October 30, 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.
