Every Down Payment Assistance Program in San Diego County
You do not need 20% down to buy a home in San Diego. You might not need any down payment at all. Here is every active state, local, national, and federal program available to San Diego County buyers — what they cover, who qualifies, and which combinations stack.
Down payment assistance in San Diego comes from four sources: state programs (CalHFA MyHome, CalPLUS + ZIP), local programs (San Diego Housing Commission, County CalHome), national programs (GSFA Platinum, NHF, Chenoa Fund), and federal loan types (FHA 3.5% down, VA 0% down, USDA 0% down, conventional 3% down). Most assistance is a deferred loan with no monthly payments — repaid only when you sell, refinance, or pay off the first mortgage. Combined with FHA financing, a qualified buyer can purchase a median-priced San Diego home with little to no out-of-pocket cost.
The 20% Down Payment Myth
The number-one reason San Diego renters say they cannot buy a home is the down payment. Specifically, they believe they need 20% down — roughly $186,000 on a median-priced home. That belief is costing people years of wealth-building.
The 20% figure exists for one specific reason: avoiding private mortgage insurance (PMI) on conventional loans. It is not a purchase requirement. Here are the misconceptions that keep otherwise-qualified buyers on the sidelines.
You need 20% down to buy a home.
FactFHA loans require 3.5% down. VA and USDA loans require 0%. Conventional HomeReady and Home Possible programs start at 3%. The 20% figure only eliminates private mortgage insurance — it is not a purchase requirement.
DPA is only for low-income buyers.
FactCalHFA MyHome allows household income up to roughly $236,000 in San Diego County. That covers most dual-income professional households. Many DPA programs have income limits above $100,000.
You have to be a first-time buyer.
FactGSFA Platinum, National Homebuyers Fund, Chenoa Fund, HomeReady, and Home Possible all accept repeat buyers. Several major programs have no first-time buyer requirement.
The assistance has to be paid back immediately.
FactMost DPA programs are deferred-payment loans — no monthly payments until you sell, refinance, or pay off the first mortgage. Some programs (GSFA Platinum Select, NHF grant option) are outright grants that never have to be repaid.
DPA always means a higher interest rate.
FactSome programs carry a slightly higher rate (0.25–0.50%). But the net benefit of $20,000–$50,000 in assistance almost always outweighs the rate premium over the life of the loan — and you can refinance later if rates drop.
The right question is not “can I afford 20% down?” — it is “which combination of loan type and assistance program fits my situation?” That is what the rest of this guide answers.
California State Programs (CalHFA)
The California Housing Finance Agency runs the largest state-level DPA programs. These are funded continuously and available through CalHFA-approved lenders throughout San Diego County. If you are buying anywhere in California, CalHFA is the first place to look.
CalHFA MyHome Assistance Program
Active Year-RoundNo dollar cap on the assistance amount (the old $15,000 cap was removed in 2022). Must pair with a CalHFA first mortgage through a CalHFA-approved lender. On a $930,000 home with FHA financing, MyHome covers the entire 3.5% down payment — $32,550. Primary residence only.
CalHFA Dream For All (Shared Appreciation Loan)
Lottery — Currently ClosedThe most aggressive DPA in California, but extremely competitive. The early-2026 application window drew thousands of applicants for limited slots. If your home gains $200K in value, you repay the original DPA amount plus 20% of that gain. Next funding round is undetermined — do not plan your timeline around this program.
CalPLUS + ZIP Combo
Active Year-RoundThe CalPLUS first mortgage paired with ZIP (Zero Interest Program) gives you 3% toward closing costs at 0% interest. Stack this with MyHome for 6.5% combined — covering both the down payment and most or all closing costs. Must use a CalPLUS first mortgage (not a standard CalHFA first) to access ZIP.
For most first-time buyers in San Diego, the MyHome + ZIP combo is the highest-value path. It is funded continuously, the income limits cover most working professionals, and the combined 6.5% assistance is enough to bring out-of-pocket cost close to zero on an FHA purchase. The catch is the CalHFA-approved-lender requirement — not every lender handles these programs.
San Diego Local Programs (SDHC and County)
San Diego has both city-level programs (through the San Diego Housing Commission) and county-level programs. The distinction matters — city programs only apply to properties within City of San Diego limits. County programs cover unincorporated areas and other cities in the county.
SDHC First-Time Homebuyer Program (City of San Diego)
ActiveThe most generous local program in San Diego — 19% down payment assistance plus a $10,000 closing cost grant. Requires HUD-approved homebuyer education. City of San Diego properties only. North Park, University Heights, Normal Heights, and other in-city neighborhoods qualify.
County of San Diego CalHome (Low-Income DCCA)
ActiveAdministered by SDHC on behalf of the County. Available for properties in unincorporated San Diego County and participating cities outside the City of San Diego — including Chula Vista, Bonita, and similar areas. Due upon sale, refinance, payoff, or if you stop living in the home.
County of San Diego Moderate Income DPA
New for 2026Brand new for 2026, funded through the state Prohousing Incentive. This is the first time San Diego County has offered dedicated DPA for moderate-income earners (up to 120% AMI). Limited slots — if you qualify, do not wait.
The SDHC city program (19% + $10K) only applies to properties within City of San Diego limits. If you are buying in Chula Vista, Bonita, La Mesa, or unincorporated areas, you need the County programs instead. The jurisdictional line is not always obvious — verify the property address before assuming a program applies.
National Programs That Accept Repeat Buyers
These programs are not limited to first-time buyers. If you already own a home, or have owned before, these are likely your best path to assistance. They are administered by national nonprofits and quasi-governmental housing finance agencies.
GSFA Platinum (Golden State Finance Authority)
Active — Repeat Buyers OKThree repayment options: (1) Platinum Select grant — free money, never repaid, income-qualified; (2) Forgivable second — 0% interest, no payments, forgiven after 3 years; (3) Repayable second — 15-year amortizing at the same rate as the first mortgage. One of the most flexible programs available — no first-time requirement and works with all major loan types.
National Homebuyers Fund (NHF)
Active — Repeat Buyers OKEstablished nonprofit (since 2002) offering nationwide assistance. The grant option is free — never repaid. The forgivable second is forgiven after 3 years of on-time first mortgage payments. Max DTI of 45%. Available through NHF participating lenders.
Chenoa Fund
Active — No Income LimitsTwo repayment options: (1) Forgivable second — 30-year term, 0% interest, no payments, forgiven after 36 on-time first mortgage payments; (2) Repayable second — 10-year term, rate 1% above FHA first, monthly payments. The only major DPA program with no income limits, and the lowest credit-score threshold (600) on this list. Must use FHA first mortgage through a Chenoa Fund correspondent lender.
Federal Loan Programs (The Foundation Under Every DPA)
These are the base loan types that DPA programs layer on top of. Understanding the loan programs helps you understand which DPA combinations are available to you. Most San Diego buyers using DPA will pair it with FHA financing — but VA, USDA, and conventional 3%-down options all qualify for various assistance programs.
FHA Loans
Active — No First-Time RequirementAt the $1,104,000 limit, FHA covers roughly 95% of San Diego’s housing stock. FHA is the most DPA-compatible loan type — it works with CalHFA MyHome, GSFA, NHF, Chenoa Fund, and the SDHC programs. Requires mortgage insurance premium (1.75% upfront, 0.55% annual). The MIP stays for the life of the loan in most cases — refinance to conventional once you reach 20% equity if you want to drop it.
VA Loans
$0 Down — Active Duty & VeteransSan Diego has one of the largest military populations in the country — Camp Pendleton, MCAS Miramar, Naval Base San Diego, MCRD, NAS North Island. If you have VA eligibility, this is almost always your best path: zero down, no PMI, competitive rates, no income limit. BAH counts as qualifying income, which significantly boosts buying power.
CalVet Home Loans
California Veterans OnlyCalifornia-specific veteran loan — separate from the federal VA loan. Sometimes offers better rates than standard VA, and includes built-in life and disability insurance that the federal VA loan does not. Used instead of (not in addition to) a VA loan. Eligibility: active duty 90+ days wartime or 181+ peacetime, honorable discharge.
USDA Rural Development Loans
$0 Down — Rural Areas OnlyAbout three-quarters of San Diego County land area is USDA-eligible, but most population centers are excluded. Practical for buyers willing to live in east or north county rural communities. Verify any specific address before planning around this option.
Conventional 3% Down (HomeReady / Home Possible / Standard 97)
ActiveFannie Mae HomeReady and Freddie Mac Home Possible offer reduced PMI rates compared to standard conventional loans. HomeReady allows boarder income and non-occupant co-borrowers. Standard 97 has no income cap but requires at least one first-time buyer. All three let you remove PMI once you reach 80% LTV — unlike FHA, where MIP stays for the life of the loan.
Compatibility Matrix — Which Assistance Works with Which Loan
Not every DPA program works with every loan type. This matrix shows confirmed combinations. Yes means compatible. No means not available. Verify means compatibility depends on specific program rules — check with your lender.
| DPA Program | FHA | Conventional | VA | USDA | First-Time Only? |
|---|---|---|---|---|---|
| CalHFA MyHome | Yes (3.5%) | Yes (3%) | No | No | Yes |
| Dream For All | Yes | Yes | No | No | Yes (1st gen) |
| CalHFA ZIP | CalPLUS Only | CalPLUS Only | No | No | Yes |
| SDHC City | Yes | Yes | Verify | Verify | Yes |
| County CalHome | Yes | Yes | Verify | Verify | Yes |
| GSFA Platinum | Yes | Yes | Yes | Yes | No |
| NHF | Yes | Yes | Yes | Yes | No |
| Chenoa Fund | Yes | No | No | No | No |
The two most flexible options are GSFA Platinum and NHF — both work with all four major loan types and accept repeat buyers. Chenoa Fund is the most accessible by credit score (600 minimum) but only works with FHA. Most California first-time buyers will end up looking at CalHFA MyHome paired with either FHA or conventional financing.
What the Math Actually Looks Like
Here is what an FHA purchase with CalHFA MyHome assistance looks like on a real San Diego transaction. The numbers below use the early-2026 median home price ($930,000), an FHA first mortgage, and the maximum MyHome assistance percentage.
Scenario A: FHA + CalHFA MyHome on a $930,000 Home
Add ZIP for closing costs and the picture changes again:
Scenario B: FHA + MyHome + ZIP on a $930,000 Home
A buyer with household income under ~$236,000 and a 580+ credit score can purchase a median-priced San Diego home with little to no out-of-pocket cost by using FHA financing plus CalHFA MyHome and ZIP. The assistance is a deferred loan with no monthly payments — it sits silently until you sell, refinance, or pay off the first mortgage. The trade-off: you are using nearly 100% financing, so your monthly payment will be higher than if you put cash down, and your equity build is slower in the early years. Whether that trade is worth it depends entirely on what you would have done with the cash instead.
How to Stack Programs (Up to 6.5% Combined)
Some DPA programs can be combined for additional coverage. The most established combination in California is the CalHFA MyHome + ZIP stack — 3.5% toward the down payment plus 3% toward closing costs, both at 0% interest, both deferred. Combined: 6.5% of the purchase price in assistance with no monthly payments on either.
The requirement: you must use a CalPLUS first mortgage (not a standard CalHFA first) to access the ZIP program. This is the single most common stacking play for California first-time buyers.
Not all programs can be combined. Watch for these constraints:
- Some programs explicitly prohibit stacking with other DPA second liens
- Lien priority conflicts occur when two programs both want a second-lien position
- Grant programs (GSFA gift, NHF grant) generally stack more easily than loan programs
- Always verify specific stacking eligibility with your lender before assuming a combination works
For most San Diego first-time buyers, the cleanest path is: CalHFA MyHome covers the down payment + ZIP covers closing costs + FHA financing handles the mortgage. That is one stack, four moving parts, and it works.
Which Program Fits Your Situation?
Your best path depends on four things: income, credit score, military status, and whether you have owned a home before. Match your profile to the closest scenario below — then we can refine from there.
First-time buyer with household income under $236K
You qualify for the widest range of programs. The CalHFA MyHome + ZIP stack covers 6.5% combined — usually enough to make down payment effectively $0.
Best fit: CalHFA MyHome + ZIP
Repeat buyer, any income
Most CalHFA programs require first-time status. Focus on GSFA Platinum, NHF, or Chenoa Fund — none require first-time buyer status.
Best fit: GSFA Platinum or NHF
Active military member or veteran
VA loan ($0 down, no PMI) is almost always the strongest option. CalVet may offer better rates and includes built-in insurance. Neither requires first-time status.
Best fit: VA loan or CalVet
Low-income buyer (under 80% AMI)
SDHC City program (19% + $10K) or County CalHome (17% + $10K) offer the largest local assistance amounts. Jurisdiction matters — city vs county determines which.
Best fit: SDHC City or County CalHome
Moderate-income buyer (80–120% AMI)
The new 2026 County Moderate Income DPA was created specifically for this range. Limited slots — act fast if you qualify.
Best fit: County Moderate Income DPA
Credit score between 600 and 639
Most programs require 640+. Chenoa Fund accepts 600 minimum and works with FHA — the widest door for buyers rebuilding credit.
Best fit: Chenoa Fund
Employer and Military Programs in San Diego
Beyond the standard DPA landscape, several San Diego employers and institutions offer homebuying assistance to their employees. These are worth investigating if you work for any of the organizations below.
UC San Diego — Faculty Housing Assistance (MOP)
ActiveOne-time per household, primary residence only. Assistant Professors get an additional year to use MOP after reaching tenure. Worth a direct conversation with the UCSD Faculty Housing office to confirm current terms.
Military Installations (Camp Pendleton, Miramar, Naval Base SD)
ActiveSan Diego’s military community has more homebuying power than most realize. BAH counts as qualifying income for mortgage purposes, which significantly boosts buying power. Many active-duty buyers can pair VA (zero down) with GSFA or NHF to cover closing costs as well — effectively no out-of-pocket purchase.
Navy Federal Credit Union and San Diego County Credit Union both offer special mortgage products for local employees and members. Large hospital systems (Sharp, Scripps, Kaiser, UC San Diego Health) may also offer relocation or homebuying assistance — check directly with HR. These are not formal DPA programs but can lower your out-of-pocket cost meaningfully.
Frequently Asked Questions
What is the minimum credit score for down payment assistance in San Diego?
It depends on the program. Chenoa Fund accepts a 600 credit score — the lowest of any major DPA program. CalHFA MyHome and GSFA Platinum require 640. FHA loans require 580 for 3.5% down. If your score is between 600 and 639, Chenoa Fund is the strongest option. For more on financial readiness, see the Should I Buy Right Now article.
Can I get down payment assistance if I am not a first-time buyer?
Yes. GSFA Platinum, National Homebuyers Fund, Chenoa Fund, HomeReady, and Home Possible all accept repeat buyers. The options are narrower than what first-time buyers have, but they exist — and they often work better for move-up buyers because they layer cleanly with conventional financing.
How long does it take to close with down payment assistance?
Most DPA-assisted transactions close in 30 to 45 days — the same timeline as a standard mortgage. Programs like GSFA and NHF process alongside your regular loan. The key is starting your DPA application at the same time as your mortgage application, not after.
Do I have to pay back down payment assistance?
It depends on the program type. Grant programs (GSFA Platinum Select, NHF grant option) are free and never repaid. Forgivable loans (GSFA forgivable, Chenoa forgivable) disappear after 3 years of on-time payments. Deferred loans (CalHFA MyHome, SDHC) have no monthly payments but are due when you sell, refinance, or pay off the first mortgage.
Can I use DPA to buy a condo in San Diego?
Yes, with conditions. The condo project must be FHA-approved (for FHA + DPA combinations) or meet Fannie Mae or Freddie Mac guidelines (for conventional + DPA). San Diego has many approved condo projects. Check the HUD condo approval list before making offers — this is one of the most common reasons a DPA transaction stalls.
What is the income limit for CalHFA MyHome in San Diego?
Approximately $236,000 for San Diego County as of 2026. CalHFA income limits are based on the county where you are buying, not where you currently live. Limits adjust periodically — verify the current limit directly with CalHFA before assuming you do or do not qualify.
Can I combine multiple down payment assistance programs?
Some combinations work. The most established is CalHFA MyHome (3.5% for down payment) + ZIP (3% for closing costs) = 6.5% total. Grant-based programs (GSFA gift, NHF grant) generally stack more easily than loan programs. Lien priority conflicts can arise when two programs both require a second-lien position — always verify specific stacking eligibility with your lender.
Does down payment assistance affect the offer I can make on a home?
It can. Sellers in competitive markets sometimes prefer offers without DPA because they perceive a slightly higher risk of financing delays. The fix is having a lender who works with DPA programs daily — a smooth DPA file looks no different to the seller than a standard FHA file. The right agent and lender combination matters more here than the program itself.
Related Resources
If down payment assistance is part of a bigger question for you — readiness, timing, neighborhood selection, financing strategy — these are the next reads.
First-Time Home Buyer Guide for San Diego
The Five Ps framework — Purpose, Price, Product, Process, Plan — that anchors every first-time buyer conversation.
Should I Buy a Home Right Now in San Diego?
Timing, readiness, and rates — when buying makes sense and when waiting actually serves you better.
Should Buyers Wait for Rates to Drop?
The math on “marry the house, date the rate” — and the honest pushback on that framing.
Sell and Buy a Home at the Same Time
Move-up buyer mechanics in San Diego — equity, timing, contingencies, and the four fears.
The Lovery Buyer Process
How buying a home with Lovery actually works — from first call through keys-in-hand.
About Lovery Real Estate
Who Ryan is, how Lovery works, and why we operate the way we do.
Ready to Find Out What You Qualify For?
One conversation. About fifteen minutes. You will know which assistance programs fit your situation and what the actual numbers look like on a home in your price range.
For current federal program details and consumer protections, see the Consumer Financial Protection Bureau’s homebuying resources.