First-Time Home Buyer Programs in California & the Inland Empire

First-time buyers in the Inland Empire usually combine two things: a low-down-payment loan (FHA, a 3%-down conventional loan, VA or CalVet) and, if they qualify, down payment or closing cost assistance from CalHFA, GSFA or a county program. Most assistance comes as a deferred second loan with income limits, requires a homebuyer education course, and is accessed through an approved lender rather than by applying to the agency yourself.

Here’s what’s available as of 2026, how the programs differ and how to put them together.

Who counts as a first-time home buyer in California?

For most programs, you’re a first-time buyer if you haven’t owned and lived in a home as your primary residence in the past three years. That means if you owned a home years ago, you may qualify again. Each program sets its own definition, and some options, including GSFA’s Platinum program and many standard loans, don’t require first-time buyer status at all.

The California Dream For All program adds another requirement: at least one borrower must be a first-generation homebuyer, which generally means someone whose parents don’t currently own a home. CalHFA publishes the detailed definition.

Which low-down-payment loans can first-time buyers use?

Loan type	Minimum down payment (as of 2026)	Who it fits	Things to know
FHA	3.5% with a credit score of 580 or higher	Buyers with moderate credit or higher debt ratios	Mortgage insurance required; since May 2025 limited to U.S. citizens, permanent residents and citizens of certain Pacific nations
Conventional 3% down (such as Fannie Mae HomeReady and Freddie Mac Home Possible)	3%	Buyers with solid credit; HomeReady and Home Possible have income limits	Mortgage insurance can be removed once you build enough equity
VA	Often 0% for eligible borrowers	Eligible veterans, service members and some surviving spouses	No monthly mortgage insurance; a funding fee applies unless you’re exempt
CalVet Home Loans	Low down payment options	Eligible veterans buying a home in California	State-run program with its own loan structure; check CalVet for current terms

These loans are the foundation. Assistance programs sit on top of them to cover part of the down payment or closing costs.

What does CalHFA offer first-time buyers?

The California Housing Finance Agency (CalHFA) doesn’t lend directly. You apply through a CalHFA-approved lender, who packages the first mortgage and any assistance together.

• CalHFA first mortgages: FHA-insured and conventional loans designed to pair with CalHFA’s assistance programs.
• MyHome Assistance Program: a deferred-payment junior loan for down payment and/or closing costs. As of 2026, it covers up to the lesser of 3.5% (FHA) or 3% (conventional) of the purchase price or appraised value. There are no monthly payments; it’s repaid when you sell, refinance or pay off the first mortgage.
• Zero Interest Program (ZIP): a deferred junior loan that has helped eligible buyers pay closing costs when paired with certain CalHFA first mortgages.
• California Dream For All Shared Appreciation Loan: for first-generation buyers. In the 2026 round, it offered up to 20% of the price, capped at $150,000, toward the down payment or closing costs. Instead of interest, you repay the original amount plus a share of the home’s appreciation when you sell, transfer or pay off the first mortgage. It runs in funding rounds with a randomized drawing, and the 2026 application window closed on March 16, 2026. Future rounds depend on state funding, so get preapproved with a CalHFA lender and watch for announcements.

Common CalHFA requirements:

• Household income at or below the program limit for the county where you buy
• A homebuyer education course, either online or through a HUD-approved counseling agency
• The home must be your primary residence, and non-occupant co-borrowers aren’t allowed
• Credit score and debt-to-income limits set by the program and the lender
• U.S. citizenship or a qualifying immigration status. If you have an ITIN rather than a Social Security number, read our guide to buying a house with an ITIN.

What is GSFA Platinum?

The Golden State Finance Authority (GSFA) offers down payment assistance statewide through its Platinum program, accessed through participating lenders. You don’t have to be a first-time buyer to use it. The assistance amount, whether it comes as a gift or a deferred loan, and which borrowers and loan types qualify have changed over time; a broader promotional version ended on June 30, 2026, for example. Ask a GSFA participating lender for the current terms.

Is there down payment help from Riverside or San Bernardino County?

• Riverside County: Riverside County Housing and Workforce Solutions has run a First-Time Home Buyer down payment assistance program funded through the federal HOME program, offering deferred loans to income-qualified buyers in participating areas of the county. Funding and terms are set each program year, and you apply through a participating lender. Confirm current availability before you count on it.
• San Bernardino County: the county’s Community Development and Housing department no longer runs its own down payment assistance program and instead keeps a directory of outside agencies. Through a federally funded HOME consortium, the county has offered purchase assistance in some participating cities, such as Chino Hills. Check with your city’s housing department.
• Nonprofit and city programs: local nonprofits and some cities offer help when they have funding, and those programs can open and close quickly. A HUD-approved housing counseling agency is a good place to find out what’s currently available.

How much cash do I really need for my first home?

The minimum down payment is only part of the cash you’ll need. Plan for:

• Earnest money deposit: due within a few days of an accepted offer and credited back to you at closing.
• Inspections and appraisal: often paid before escrow closes.
• Down payment: for example, on a hypothetical $500,000 home, 3.5% down is $17,500 and 3% down is $15,000.
• Closing costs and prepaid items: lender and title fees, insurance, prepaid interest and impound deposits.
• Reserves: some lenders want to see money left over after closing, and you’ll want a cushion for repairs anyway.
• Moving and setup costs.

Down payment assistance can cover some of these, and a seller credit can help with closing costs, but very few buyers close with zero money of their own. Knowing your number early helps you decide which program fits.

Can I combine more than one program?

Often, yes. CalHFA’s MyHome is designed to pair with CalHFA first mortgages, and local programs sometimes allow layering with state assistance. Each program has rules about the combined loan amount, lien position and how much of the price can be financed in total. A lender who regularly closes assistance loans will know which combinations work and which don’t.

Keep in mind that every extra layer adds a review. Assistance programs can lengthen escrow, so build realistic timelines into your offers.

What steps should a first-time buyer take?

1. Check your credit and dispute any errors on your reports.
2. Set your budget around the full monthly payment, including property taxes, insurance, HOA dues and any Mello-Roos special tax, not just the loan payment.
3. Take a homebuyer education course early. Many programs require it, and you’ll make better decisions.
4. Talk to a lender who knows assistance programs, get preapproved, and ask which programs you qualify for.
5. Save for what assistance won’t cover: the inspection, the appraisal, moving costs and reserves for repairs. Our guide to closing costs in California breaks down the rest.
6. Shop for homes that fit your program’s rules. Some programs limit purchase prices, property types or locations.
7. Write offers that account for program timelines, with a clear explanation to the seller of how your financing works.

Jorge’s tip: Ask your lender to lay out two or three loan scenarios side by side, for example FHA with MyHome versus a 3%-down conventional loan. Compare the monthly payment, the cash you’ll need at closing and what the assistance will cost when you eventually sell or refinance. Jorge has deep knowledge of mortgages and financing and can help you see past the monthly payment to the full picture.

Talk to Jorge

Jorge Viteri has worked in real estate since 2006 and offers full service in English and Spanish. He helps first-time buyers throughout the Inland Empire, from Ontario and Rialto to Moreno Valley and Menifee, understand their financing options before they start touring homes.

Learn more on our first-time home buyers page, see how Jorge helps buyers, or contact Jorge to set up a no-pressure conversation about your plan.

This guide is general information, not legal, tax or lending advice. Programs, income limits and assistance amounts change often; verify current terms with a licensed lender and the program administrator.