Every Down Payment Assistance Program in San Diego County (2026 Guide)
49% of buyers who say they cannot afford a down payment have never researched DPA programs. Ryan Fisher breaks down every option available in San Diego County right now.
What This Guide Covers
- The 20% Down Payment Myth — Exposed
- California State Programs (CalHFA)
- San Diego Local Programs (SDHC & County)
- National & Private Programs (No First-Time Requirement)
- Federal Loan Programs (FHA, VA, USDA, Conventional)
- Compatibility Matrix — Which DPA Works with Which Loan
- How to Stack Programs (Up to 6.5% Assistance)
- Dollar-for-Dollar Calculator
- Which Program Fits You — Decision Flowchart
- Employer & Military Programs
- How Ryan Helps You Navigate DPA
- Frequently Asked Questions
San Diego’s median home price sits around $930,000 as of early 2026. That number stops a lot of people before they even start. But here is the part most buyers miss: you do not need 20% down to buy a home in San Diego. You might not need any down payment at all.
This guide breaks down every active down payment assistance program available to San Diego County buyers in 2026. State programs, local programs, national programs, federal loan options, employer programs, and the combinations that can stack together to cover your entire down payment. No sales pitch — just the data.
Want Ryan to match you with the right program? It takes about 15 minutes.
Call (619) 432-3434 Text RyanThe 20% Down Payment Myth — Exposed
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.
Here are seven misconceptions that keep 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.”
Fact62% of DPA programs have income limits above $100,000. CalHFA MyHome allows household income up to $236,000 in San Diego County. That covers most dual-income professional households.
“You have to be a first-time buyer.”
FactGSFA Platinum, National Homebuyers Fund, Chenoa Fund, HomeReady, and Home Possible all accept repeat buyers. Nearly 1,000 programs nationwide have no first-time buyer requirement.
“DPA programs are always out of funding.”
FactCalHFA MyHome, GSFA Platinum, NHF, and Chenoa Fund are available year-round with continuous funding. Dream For All is the exception — it uses a lottery system. Most programs do not run out.
“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, like GSFA Platinum Select, are outright grants — free money that never has to be repaid.
“DPA slows down closing.”
FactPrograms like GSFA and NHF process alongside your regular mortgage timeline. Delays typically happen when buyers discover DPA programs late in the process. Talk to a DPA-experienced agent early.
“DPA means higher interest rates.”
FactSome programs carry a slightly higher rate (0.25-0.50%). But the net benefit of receiving $20,000-$50,000 in assistance almost always outweighs the rate premium over the life of the loan.
Stop Guessing — Get Your DPA Options
Ryan will walk through every program you qualify for in a quick phone call. No cost, no obligation.
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.
No dollar cap on assistance (old $15,000 cap 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.
The most aggressive DPA in California, but extremely competitive. The Feb-Mar 2026 application window drew thousands of applicants for limited slots. Lottery drawing pending. If your home gains $200K in value, you repay the DPA amount plus 20% of that $200K gain. Next funding round TBD — do not plan your timeline around this program.
The CalPLUS first mortgage paired with ZIP (Zero Interest Program) gives you 3% toward closing costs at 0% interest. Stack this with MyHome for a total of 6.5% combined assistance. Must use a CalPLUS first mortgage, not a standard CalHFA first. This combination can cover both your down payment and closing costs.
CalHFA programs require approved lenders. Ryan works with lenders who handle these daily.
Text Ryan: (619) 432-3434San Diego Local Programs (SDHC & 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 the broader unincorporated areas and other cities in the county.
The 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. Contact: FTHB@sdhc.org.
Administered by SDHC on behalf of the County. Available for properties in unincorporated San Diego County and participating cities outside the City of San Diego. Due upon sale, refinance, payoff, or if you stop living in the home.
Brand new for 2026 — funded through the Prohousing Incentive. This is the first time San Diego County has offered dedicated DPA for moderate-income earners (up to 120% AMI). Limited to approximately 14 buyers. Contact SDHC at FTHB@sdhc.org immediately if you qualify.
City vs. County — Know the Difference
The SDHC program (19% + $10K) only applies to properties within City of San Diego limits. If you are buying in Chula Vista, Bonita, La Mesa, or any unincorporated area, you need the County programs instead. Ryan can confirm which jurisdiction your target property falls under.
Buying in North Park, Normal Heights, or University Heights?
These neighborhoods fall within City of San Diego limits and qualify for the SDHC program. Browse available homes now.
National & Private Programs (Many Accept Repeat Buyers)
These programs are not limited to first-time buyers. If you already own a home, or if you have owned before, these may be your best path to assistance. They are administered by national nonprofits and quasi-governmental agencies.
Three repayment options:
- Gift (Platinum Select): Free money. Never repaid. Income-qualified.
- Forgivable second: 0% interest, no payments, forgiven after 3 years.
- Repayable second: 15-year amortizing at the same rate as your first mortgage.
One of the most flexible programs available. No first-time buyer requirement. Works with all major loan types. The “gift” option under Platinum Select is genuinely free money for income-qualified borrowers. Note: income limits are lower than CalHFA programs.
Established 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.
Two repayment options:
- Forgivable second: 30-year term, 0% interest, no payments. Forgiven after 36 on-time first mortgage payments.
- Repayable second: 10-year term, rate 1% above FHA first, monthly payments.
The only major DPA program with no income limits. Minimum 600 credit score is the lowest threshold of any program on this list. Must use FHA first mortgage through a Chenoa Fund correspondent lender. If you miss a payment on the forgivable option, the 36-month clock resets (but you have 30 years to reach it).
Federal Loan Programs
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.
At 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 SDHC programs. Requires mortgage insurance premium (1.75% upfront + 0.55% annual).
San 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 likely your best path: zero down, no PMI, competitive rates, no income limit. BAH counts as qualifying income.
California-specific veteran loan — separate from the federal VA loan. Sometimes offers better rates than standard VA. Includes built-in life and disability insurance that the federal VA loan does not. Can be used instead of (not in addition to) a VA loan. Eligibility: active duty 90+ days wartime or 181+ peacetime, honorable discharge.
About 77.5% of San Diego County land area is USDA-eligible, but most of the population centers are not. This is practical for buyers willing to live in east or north county rural communities. Check eligibility at eligibility.sc.egov.usda.gov before getting excited.
Fannie 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 options let you remove PMI once you reach 80% LTV — unlike FHA, where MIP stays for the life of the loan.
Military or Veteran? Your Options Are the Strongest
VA and CalVet both offer $0 down with no PMI. San Diego’s military community has more homebuying power than most realize.
Compatibility Matrix — Which DPA Works with Which Loan
Not every DPA program works with every loan type. This matrix shows you exactly which combinations are valid. Green means confirmed compatible. Red means not available. Yellow means verify 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 |
Reading This Matrix
Green = confirmed compatible. Yellow = check with your lender; compatibility may depend on specific program rules. Red = not available for this loan type.
GSFA Platinum and NHF are the most flexible — they work with all four major loan types and do not require first-time buyer status.
Confused by the matrix? That is exactly why working with a DPA-experienced agent matters.
Call Ryan: (619) 432-3434How to Stack Programs (Up to 6.5% Assistance)
Some DPA programs can be combined for even more coverage. The most established combination in California is the CalHFA MyHome + ZIP stack.
The Best Stack: CalHFA MyHome (3.5%) + ZIP (3%) = 6.5% Total
MyHome covers your down payment (3.5% for FHA). ZIP covers your closing costs (3% at 0% interest). Combined, you get 6.5% of the purchase price in assistance — with no monthly payments on either. Both are deferred until you sell, refinance, or pay off the first mortgage.
Requirement: You must use a CalPLUS first mortgage (not a standard CalHFA first) to access the ZIP program.
Stacking Restrictions
Not all programs can be combined. Key things to watch:
- Some programs explicitly prohibit stacking with other DPA second liens
- Lien priority conflicts can occur when two programs both place second liens on the property
- Grant programs (GSFA gift, NHF grant) generally stack more easily than loan programs
- Always verify specific stacking eligibility with your lender
Want Ryan to Build Your Custom Stack?
Every buyer’s situation is different. Ryan can identify the highest-value combination for your specific income, credit, and target neighborhood.
Dollar-for-Dollar Calculator
Here is what the numbers look like on a real San Diego purchase. Using the median home price of $930,000 with an FHA loan and CalHFA MyHome assistance:
FHA + CalHFA MyHome on a $930,000 Home
Add ZIP for closing costs:
FHA + MyHome + ZIP on a $930,000 Home
The Math Is Clear
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 DPA is a deferred loan with no monthly payments.
Want Ryan to run the exact numbers for your situation and target price point?
Call (619) 432-3434 Browse La Jolla Mesa HomesWhich Program Fits You? — Decision Flowchart
Your best DPA path depends on four factors: income, credit score, military status, and whether you have owned a home before. Here is the quick-match guide:
Not sure which bucket you fall into? Ryan can sort it in one conversation.
Text Ryan: (619) 432-3434 Search All HomesEmployer & 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.
One-time per household, primary residence only. Assistant Professors get an additional year to use MOP after reaching tenure. Contact Marie Sidney (msidney@ucsd.edu) for MOP details or Karen Stecher (kstecher@ucsd.edu) for Faculty Recruitment Allowance.
About one-third of Camp Pendleton Marines opt for on-base housing (De Luz Family Housing — 714 townhomes, long waitlist). Most explore nearby communities. BAH (Basic Allowance for Housing) counts as qualifying income for mortgage purposes, which significantly boosts buying power.
Credit Unions Worth Checking
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 assistance — check directly with HR. These are not formal DPA programs but can lower your out-of-pocket costs.
Work for a Major SD Employer?
Ryan can help you layer employer benefits on top of state and local DPA programs for maximum assistance.
How Ryan Helps You Navigate DPA
Most buyers do not realize how much help is available until we talk. That is not a sales line — it is what happens in nearly every first conversation I have with buyers in San Diego.
Here is what a 15-minute call with me looks like:
Step 1: We Review Your Numbers
Income, credit range, military status, first-time status, target price point. Five questions that narrow 2,619 programs down to the 3-5 that actually fit you.
Step 2: I Match You with the Right Programs
I know which lenders process CalHFA, GSFA, and Chenoa Fund applications efficiently. I know the timelines, the paperwork, and the common sticking points. You do not have to figure this out alone.
Step 3: We Start Your Home Search
Once we know your DPA path, we look at neighborhoods that fit your budget and lifestyle. North Park for walkability. Chula Vista for space. Bonita for families. La Jolla Mesa for upside. The program determines the budget; the budget determines the neighborhoods.
I will match you with the right program in 15 minutes. Most of my buyers do not realize how much help is available until we talk.
Start Browsing by Neighborhood
Chula Vista
Larger lots, newer construction, strong families and military communities.
Browse Chula VistaUniversity Heights
Urban village feel, canyon views, quick access to Hillcrest and North Park.
Browse University HeightsNormal Heights
Affordable entry point with character homes and Adams Avenue energy.
Browse Normal HeightsBonita
Suburban family living, top-rated Sweetwater district, horse-friendly properties.
Browse BonitaLa Jolla Mesa
Ocean proximity, strong appreciation, entry to the La Jolla market.
Browse La Jolla MesaNeed to sell before buying? Ryan can help with that, too.
Get Your Home ValueFrequently 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, the Chenoa Fund is your strongest option.
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. Nearly 1,000 DPA programs nationwide have no first-time buyer requirement. Your options are narrower, but they exist.
How long does it take to close with down payment assistance?
Most DPA-assisted transactions close in 30-45 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/Freddie Mac guidelines (for conventional + DPA). San Diego has many approved condo projects, particularly in the median price range around $660,000. Check HUD’s condo approval list before making offers.
What is the income limit for CalHFA MyHome in San Diego?
Approximately $236,000 for San Diego County as of 2026. This covers most dual-income professional households. CalHFA income limits are based on the county you are buying in, not where you currently live. Verify the current limit at calhfa.ca.gov/homeownership/limits.
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. Always verify specific stacking eligibility with your lender, as lien priority conflicts can arise.
What areas of San Diego County qualify for USDA loans?
About 77.5% of San Diego County land area is USDA-eligible, but most population centers are excluded. Eligible communities include Alpine, Borrego Springs, Ramona, Valley Center, Julian, Rainbow, Bonsall, Pauma Valley, and parts of Fallbrook. Check eligibility at eligibility.sc.egov.usda.gov before planning around this option.
Ready to Find Out What You Qualify For?
Ryan Fisher has helped San Diego buyers navigate every program on this list. One call. Fifteen minutes. You will know exactly which programs fit your situation.
- ✓ No cost, no obligation
- ✓ Program matching in 15 minutes
- ✓ Connected to DPA-approved lenders
Ready to Talk?
Ryan answers personally — no call center, no auto-responder.
I grew up around construction — my family was in the trades, I’ve done personal flips, and I’ve built a contractor network I trust. Every recommendation I make as your agent runs through one filter: is this actually going to make you more money? I co-founded Lovery Real Estate with Liz Lovery, whose design instinct is the reason our listings consistently out-photograph and out-perform comparable homes. We serve the South Bay — Chula Vista, National City, Bonita, and surrounding communities — and we’re honest with our clients even when the honest answer isn’t the one they want to hear.
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