The down payment is usually the obstacle. It doesn't have to be.
Most buyers dramatically overestimate what they need up front. Between state programs, federal loan options, and periodic local funding, there is more available than most people realize — and much of it goes unused simply because nobody knew to ask.
What's potentially available to you.
Eligibility depends on income, purchase price, property location, and whether you've owned before. We'll help you figure out which of these are realistic.
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CalHFA Programs
California Housing Finance Agency offers first mortgages paired with deferred-payment junior loans that can cover down payment and closing costs. Income and purchase-price limits apply and vary by county.
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FHA Loans
Federally insured financing with down payments as low as 3.5% and more flexible credit requirements. Mortgage insurance applies, which changes the monthly math — worth modeling against a conventional option.
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VA Loans
For eligible veterans, active-duty service members, and surviving spouses: often zero down payment, no monthly mortgage insurance, and competitive rates. One of the strongest programs available.
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Conventional 3% Down
Fannie Mae HomeReady and Freddie Mac Home Possible allow as little as 3% down for qualifying buyers, with reduced mortgage insurance compared to standard conventional loans.
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Local & County Programs
Cities and counties periodically fund their own assistance programs. These come and go with budget cycles, and the good ones are often undersubscribed simply because buyers don't know about them.
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Gift Funds & Family Help
Most loan programs permit gifted down payment funds from family, within specific documentation rules. Structuring this correctly up front avoids problems in underwriting later.
Program availability, funding, income limits, and terms change frequently and vary by lender and jurisdiction. Nothing here is a commitment to lend or a guarantee of eligibility. We're happy to connect you with lenders who work with these programs regularly so you can get specific, current answers.
What we hear most often.
- You need 20% down — you almost certainly don't
- Assistance programs are only for very low incomes — many have limits well above what people expect
- Using assistance makes your offer weaker — presentation and lender quality matter far more
- You have to be a first-time buyer — several programs define that as not having owned in three years
If any of those sound like reasons you've told yourself you can't buy yet, it's worth a fifteen-minute conversation to check.
Start with a conversation, not an application.
No credit pull, no commitment. Just a straight answer about whether buying is realistic for you right now and what it would take.