You don’t need 20% down to buy a house in California. You might not need 3.5% either. There are programs that hand you the down payment — some as a grant you never repay, some as a loan you repay when you sell or refinance, some forgiven after a few months.
The problem is that the programs change constantly. One closes, one opens, one runs out of funding mid-month. Here’s what’s actually open right now — November 2026 — and what each one costs you.
The short version
| Program | What it covers | Who it’s for | Status |
|---|---|---|---|
| CalHFA MyHome | Up to 3.5% of price | First-time buyer, income limits, 640 FICO (FHA) or 680 (conventional) | Open |
| CalHFA ZIP | Extra 3% for closing costs | Pairs with MyHome | Open |
| Dream For All | 20% shared appreciation | First-generation homebuyers | Closed — 2026 window ran Feb 24–Mar 16, 2026 |
| GSFA Platinum | Up to 5% | First-time buyer, 640 FICO | Open |
| GSFA Golden Opportunities | Up to 5% | Not a first-time buyer — repeat buyers welcome | Open |
| Empowered 3.5% | Up to 3.5% | First-time buyer, 620 FICO, one-of-four qualification | Open — confirm funding |
| Local programs | Varies (see below) | Varies by city/county | Open — confirm funding |
CalHFA MyHome — the workhorse
MyHome is the program I use most. It covers up to 3.5% of the purchase price as a deferred-payment junior loan. You don’t make monthly payments on it. It accrues simple interest at a rate slightly above the first mortgage rate, and you repay it when you sell, refinance, or pay off the first mortgage. No monthly payment while you own the home.
Requirements: first-time homebuyer (you haven’t owned a home in the last three years), income limits by county, minimum 640 FICO with an FHA first mortgage or 680 with a conventional first mortgage, and you have to take a homebuyer education course. MyHome pairs with a CalHFA first mortgage — either FHA or conventional.
CalHFA ZIP adds another 3% for closing costs, so MyHome + ZIP can cover the down payment and a big chunk of closing costs together.
Dream For All — closed
Dream For All is the program everyone asks about. It gave first-generation homebuyers up to 20% of the price as a shared appreciation loan — you repay the loan plus 20% of the appreciation when you sell.
It is closed. The 2026 window ran February 24–March 16, 2026, and no new applications are being accepted. If a lender or a website tells you to apply, they’re working from old information. Don’t plan around Dream For All — use the programs that are open today.
GSFA Platinum — the grant option
GSFA Platinum covers up to 5% of the price, and it comes in two forms. As a grant, it’s forgiven after three years — you never pay it back if you stay in the home for three years. As a deferred loan, you repay it when you sell or refinance, with no monthly payment and no interest.
GSFA’s big advantage: no first-time buyer requirement on the Golden Opportunities version. If you’ve owned before, GSFA Golden Opportunities still works for you. Most DPA programs are first-time-buyer only. This one isn’t.
Local programs — the ones people miss
City and county programs are easy to overlook, and some of them are generous:
- Los Angeles — LIPA (Low Income Purchase Assistance): up to $217,000 for low-income buyers in the City of Los Angeles. Applications open in rounds — the next round (round 15) opens November 18, 2026, for reservations. Income limits apply, and you need to be a first-time buyer or have not owned in three years.
- San Diego — SDHC: deferred loans covering up to 17% of the price for first-time buyers, up to 22% for households at or below 80% of area median income. No monthly payments.
- Other cities and counties run their own programs. Check with your lender or your city’s housing department before you assume nothing’s available where you are.
What it actually looks like — the worked example
$700,000 house, 3.5% down, FHA loan:
| Without help | With MyHome | |
|---|---|---|
| Down payment (3.5%) | $24,500 cash | $0 — MyHome covers it |
| Closing costs | $14,000–$35,000 | $14,000–$35,000 (ZIP can cover some of this) |
| Cash to close | $38,500–$59,500 | $14,000–$35,000 |
| Monthly payment | $5,881 | $5,881 (MyHome has no monthly payment) |
The payment doesn’t change. The cash does. That’s the whole point of down payment assistance: it doesn’t make the house cheaper, it makes getting in the door possible.
Dat’s take
Free money has rules. The programs that are actually open right now are the boring ones — and the boring ones are the ones that close deals.
What to do with this
- Check your county’s CalHFA income limit before you fall in love with a price range. The limits are by county, and they change every year.
- If your credit is under 680, read What Is a Credit Score — and Is Credit Karma Accurate? — your score decides which DPA programs you qualify for.
- Confirm the program is funded before you write an offer. DPA funding runs out. A program that was open in October can be closed in November.
- Then start your pre-approval and I’ll run your numbers with the assistance layered in — so you know your real cash to close.
I break all of this down on the podcast in Episode 20: listen at podcast.fthbpros.com.
Program details verified November 8, 2026: CalHFA MyHome and ZIP (CalHFA published guidelines); Dream For All closed, 2026 window February 24–March 16, 2026 (CalHFA); GSFA Platinum and Golden Opportunities (GSFA published guidelines); LA LIPA up to $217,000, next round opens November 18, 2026 (City of Los Angeles Housing Department); SDHC deferred loans up to 17% (22% at or below 80% AMI) (San Diego Housing Commission). Programs and funding change — confirm current availability before relying on any program. This is education, not a rate quote or a loan approval. Dat Nguyen, NMLS 1379110.