Every Down Payment Assistance Program in San Diego County
What You Will Learn
- The 20% down payment myth
- California state programs (CalHFA)
- San Diego local programs
- National programs that accept repeat buyers
- Federal loan programs underneath every option
- Which assistance works with which loan
- What the math actually looks like
- Which program fits your situation
- Employer and military options
- Frequently asked questions
Quick Answer
Down payment help for San Diego County buyers comes from four places: state programs through CalHFA (MyHome, ZIP, MyAccess and Dream For All), local programs administered by the San Diego Housing Commission for the City of San Diego, the County and the City of Chula Vista, national programs (GSFA Platinum, National Homebuyers Fund and Chenoa Fund), and the federal loan types underneath them (FHA at 3.5% down, VA and USDA at zero down, conventional at 3% down). Most assistance is a deferred or forgivable second loan with no monthly payment. The catch in San Diego is price: most local programs cap the purchase price well below the county median, so the right combination depends on your income, credit, loan type and where you buy.
Sources: San Diego MLS Monthly Indicators, August 2026; CalHFA 2026 income limits for first and subordinate mortgages, effective June 30, 2026.
The 20% down payment myth
The number-one reason renters say they cannot buy is the down payment, and specifically the belief that they need 20% down, which is almost $193,000 on a median-priced San Diego County home. The 20% figure exists for one reason: avoiding private mortgage insurance on a conventional loan. It is not a purchase requirement. If you are just starting to map this out, my first-time home buyer guide walks through the full Five Ps framework.
MythYou need 20% down to buy a home.
FactFHA loans start at 3.5% down, VA and USDA at zero, and conventional HomeReady and Home Possible at 3%. Twenty percent only removes mortgage insurance.
MythAssistance is only for low-income buyers.
FactCalHFA’s San Diego County income limit is $259,000, and the City of San Diego’s middle-income program reaches 150% of area median income.
MythYou have to be a first-time buyer.
FactGSFA Platinum, National Homebuyers Fund and Chenoa Fund all accept repeat buyers.
MythThe assistance has to be paid back right away.
FactMost programs are deferred loans with no monthly payment, due when you sell, refinance or pay off the first mortgage. Some are forgivable after a set period.
MythAssistance is free money with no trade-off.
FactSome programs carry a higher rate on the first mortgage or require a repayable second loan. Compare the total cost over how long you expect to own the home.
California state programs (CalHFA)
The California Housing Finance Agency runs the largest state programs, available in every county through CalHFA-approved lenders. All CalHFA assistance requires a CalHFA first mortgage, homebuyer education and, for MyHome, ZIP and MyAccess, first-time buyer status (no home owned in the past three years). CalHFA has had no sales price limit since 2020, but its county income limits apply, and San Diego County’s is $259,000.
CalHFA MyHome Assistance Program
Year-roundMyHome is the workhorse. It covers the full FHA minimum down payment and sits in second position behind a CalHFA first mortgage. It is repaid when you sell, refinance or pay off the first loan.
CalHFA ZIP (Zero Interest Program)
Year-roundZIP sits in third position behind MyHome. The CalPLUS first mortgage that unlocks it typically carries a slightly higher rate than a standard CalHFA first, which is the price of the closing cost help.
CalHFA MyAccess
Year-roundMyAccess is the alternative to ZIP. Where ZIP is limited to closing costs, MyAccess can go toward the down payment as well. You use one or the other, not both.
CalHFA Dream For All Shared Appreciation Loan
Lottery rounds onlyThe most generous program in California and the hardest to get. It opens in periodic application rounds, selects by lottery and releases vouchers to a waitlist. Do not build your purchase timeline around it; if you are selected, it is a bonus.
San Diego local programs
The San Diego Housing Commission administers first-time buyer programs for three separate jurisdictions, and which one you use depends on the property address, not where you live now. The City of San Diego has its own programs. The County program covers unincorporated areas, including Bonita, plus Carlsbad, Coronado, Del Mar, Encinitas, Imperial Beach, La Mesa, Lemon Grove, Poway, San Marcos, Santee, Solana Beach and Vista. Chula Vista runs its own program.
The number that decides everything: the maximum purchase price
Every low-income local program caps the price of the home you can buy, and those caps sit well below the county median: $883,025 in the City of San Diego, $807,500 in Chula Vista and $743,000 under the County program. In practice these programs fit condos, townhomes and lower-priced neighborhoods. If you are weighing where your budget goes furthest, see where to buy in San Diego under $1 million.
| Program | Income limit | Assistance | Max price | Terms |
|---|---|---|---|---|
| City of San Diego, low-income | Up to 80% AMI ($139,900 for a family of four) | Up to 17% of price, max $125,000, plus a closing cost grant of 4% up to $10,000 | $883,025 | 3% simple interest, deferred 30 years; grant forgiven at closing; 3% minimum buyer down payment |
| City of San Diego, middle-income | 80% to 150% AMI | $40,000 deferred loan plus a $10,000 closing cost grant | $1,250,000 | 4% simple interest; no payments years 1 to 5, then amortized over 120 months; grant forgiven after 3 years of owner occupancy |
| County, low-income | Up to 80% AMI | Up to 22% of price, plus a closing cost loan of 4% up to $10,000 | $743,000 | 3% simple interest, deferred 30 years; 3% minimum buyer down payment |
| County, moderate-income | 80% to 120% AMI ($157,100 for a family of four) | Up to 17% of price | Latest C.A.R. county median | 3% simple interest, deferred 30 years; available in six participating cities and unincorporated areas |
| City of Chula Vista | Up to 80% AMI | Up to 22% of price, max $120,000, for down payment and closing costs | $807,500 | 3% simple interest, deferred 30 years; 3% minimum buyer down payment |
Sources: San Diego Housing Commission first-time homebuyer program terms and 2026 area median income chart (San Diego median income $130,900), checked September 23, 2026. Program funding and price caps change; confirm with an SDHC participating lender.
The City of San Diego middle-income program deserves attention because it is the only local option that reaches a median-priced home. At up to $1,250,000 and 150% of area median income, it covers a much wider group of working households than the low-income programs.
National programs that accept repeat buyers
If you have owned a home in the past three years, CalHFA and the local programs are off the table. These three are not.
GSFA Platinum (Golden State Finance Authority)
Repeat buyers OKGSFA Platinum has no first-time buyer requirement and works with every major loan type. The standard version is a repayable second loan with a monthly payment; GSFA also offers other structures for eligible borrowers, so confirm the current options with a GSFA participating lender. The $832,750 first mortgage cap matters in San Diego, because it rules out high-balance loans.
National Homebuyers Fund (NHF)
Repeat buyers OKA nonprofit that has offered nationwide assistance since 2002. Terms vary by product and lender, so compare the exact structure before choosing it over GSFA.
Chenoa Fund
No income limitsChenoa Fund has the lowest credit threshold on this list and no income limit. Homebuyer education is required for credit scores below 640.
Federal loan programs underneath every option
Assistance always layers on top of a first mortgage. Understanding the loan type tells you which assistance you can use.
| Loan | Minimum down | San Diego 2026 limit | Key details |
|---|---|---|---|
| FHA | 3.5% with 580+ credit; 10% at 500 to 579 | $1,104,000 (loans above $832,750 are high-balance) | Upfront mortgage insurance of 1.75%; annual premium depends on loan size and down payment and stays for the life of the loan when you put less than 10% down |
| VA | 0% | No limit with full entitlement | No monthly mortgage insurance; funding fee of 2.15% on first use under 5% down, waived for service-connected disability; BAH counts as income |
| CalVet | 0% with VA guarantee | Set by CalVet | California’s own veteran loan, with built-in life and disability coverage; used instead of a VA loan, not with one |
| USDA | 0% | Income-based | Rural areas only, mostly East and North County communities; check the address on USDA’s eligibility map |
| Conventional 3% down | 3% | $832,750 at 3% down; up to $1,104,000 at 5% down | HomeReady (620 credit) and Home Possible (660) offer reduced mortgage insurance, removable at 80% loan-to-value |
San Diego’s military community is large, and if you have VA eligibility it is almost always the strongest path. The complete guide to VA home loans in San Diego covers it in depth, and VA loan eligibility explains who qualifies.
San Diego 92102, July 2025
Two active-duty Navy buyers I worked with bought a 1943 home with three units on one lot, a main residence plus a permitted detached ADU and an attached JADU, for $932,000. They financed it with a VA loan at zero down, and their cash went to closing costs rather than a down payment. It was their second VA purchase together; they kept the first home as a rental. The way VA entitlement is shared between two eligible buyers is what made zero down possible on the second home, and I break that down in VA bonus entitlement.
Which assistance works with which loan
Not every program works with every loan type. Yes means compatible, No means not available, and Verify means it depends on the program’s current rules, so confirm with your lender.
| Program | FHA | Conventional | VA | USDA | First-time only? |
|---|---|---|---|---|---|
| CalHFA MyHome | Yes (3.5%) | Yes (3%) | Yes (3%, CalHFA VA first) | Yes (3%, CalHFA USDA first) | Yes |
| CalHFA ZIP | CalPLUS only | CalPLUS only | No | No | Yes |
| CalHFA MyAccess | CalPLUS Access only | CalPLUS Access only | No | No | Yes |
| Dream For All | No | Yes (Dream For All first) | No | No | Yes, first-generation |
| SDHC City, County, Chula Vista | Verify | Verify | Verify | Verify | Yes |
| GSFA Platinum | Yes | Yes | Yes | Yes | No |
| National Homebuyers Fund | Yes | Yes | Yes | Yes | No |
| Chenoa Fund | Yes | No | No | No | No |
Sources: CalHFA government and conventional program matrices (updated January 1, 2026), GSFA and Chenoa Fund program terms. The local programs require a fixed-rate first mortgage from an SDHC participating lender.
Buying a condo with any of these adds one more check: the project has to meet the loan type’s approval rules. I cover that in VA loans and condos, and the same logic applies to FHA project approval.
What the math actually looks like
Here is an FHA purchase at the county median with CalHFA MyHome and ZIP, the most common state stack for a first-time buyer.
| Line item | Amount |
|---|---|
| Purchase price (county median, August 2026) | $965,000 |
| FHA minimum down payment, 3.5% | $33,775 |
| CalHFA MyHome, 3.5% of price | −$33,775 |
| Out-of-pocket down payment | $0 |
| FHA base loan, with 1.75% upfront mortgage insurance financed | $931,225 base; about $947,500 total |
| CalHFA ZIP at 3% of the first mortgage, toward closing costs | about $28,400 |
| Combined loan-to-value (CalHFA cap is 105%) | about 104.6% |
The honest read on this
A first-time buyer under the $259,000 income limit with a 640+ credit score can buy at the county median with no down payment of their own, and ZIP can cover a large share of closing costs. The trade-offs are real: you are financing nearly 105% of the price, the loan is high-balance (above $832,750), which carries additional pricing, your monthly payment is higher than with cash down, and every deferred loan comes due when you sell or refinance. Whether that trade is worth it depends on what you would have done with the cash instead.
The practical first step for all of this is the same: get a real pre-approval from a lender who handles these programs every week. Here is how I approach mortgage pre-approval in San Diego.
Which program fits your situation?
Your best path depends on four things: income, credit, military status and whether you have owned a home in the past three years.
CalHFA MyHome plus ZIP or MyAccess. The widest, most reliable path, funded year-round.
GSFA Platinum, National Homebuyers Fund or Chenoa Fund, none of which require first-time status.
A VA loan at zero down with no monthly mortgage insurance, or CalVet for its built-in coverage.
The SDHC City, County or Chula Vista program for the address, if the home falls under the price cap.
The City middle-income program: $50,000 of help on homes up to $1,250,000.
Chenoa Fund with an FHA first mortgage, the widest door for buyers rebuilding credit.
Want to know which of these fits you?
One conversation is usually enough to narrow it to the right loan and program, and to connect you with a lender who uses them every week.
Employer and military options
Beyond the formal programs, some San Diego employers help with homebuying. UC San Diego offers faculty housing assistance, including its Mortgage Origination Program, for eligible Academic Senate appointees; confirm current terms with the UCSD faculty housing office. Large employers such as hospital systems and some credit unions offer relocation or member mortgage products that can lower out-of-pocket cost, so ask your HR department directly. For active-duty buyers, BAH counts as qualifying income, and a VA loan can be paired with GSFA Platinum or NHF assistance for closing costs where the lender allows it.
If you already own and need to sell before you buy, the assistance landscape narrows to the repeat-buyer programs; the sell and buy at the same time guide covers the sequencing.
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 the major programs, and pairs only with FHA loans. CalHFA requires 640 on its FHA, VA and USDA loans and 680 on conventional. FHA itself allows 3.5 percent down with a 580 score. If your score is between 600 and 639, Chenoa Fund is usually the strongest option.
Can I get down payment assistance if I am not a first-time buyer?
Yes. GSFA Platinum, National Homebuyers Fund and Chenoa Fund all accept repeat buyers. CalHFA and the San Diego Housing Commission programs are limited to buyers who have not owned a home in the past three years, so repeat buyers work from the national programs instead.
How long does it take to close with down payment assistance?
Most assisted purchases close in roughly the same 30 to 45 days as a standard loan, as long as the assistance application starts at the same time as the mortgage application. Local programs with a separate review, inspection or education requirement can add time, so build that into your contract timeline.
Do I have to pay back down payment assistance?
It depends on the program type. Deferred loans such as CalHFA MyHome and the San Diego Housing Commission programs have no monthly payment but are due when you sell, refinance or pay off the first mortgage. Forgivable loans such as the Chenoa Fund forgivable option disappear after a set number of on-time payments. Some programs, such as the GSFA Platinum standard option, are repayable second loans with a monthly payment.
Can I use down payment assistance to buy a condo in San Diego?
Yes, with conditions. The condo project must meet the approval rules of the loan type, such as FHA project approval for an FHA loan or agency guidelines for a conventional loan. Check the project status before making an offer, because an unapproved project is one of the most common reasons an assisted purchase stalls.
How do I find the CalHFA income limit for San Diego County?
CalHFA publishes income limits by county and updates them each year. The limit is based on the county where you are buying, not where you live now, and a separate, lower limit applies to Dream For All. Check the current CalHFA income limit chart or ask a CalHFA-approved lender before assuming you do or do not qualify.
Can I combine multiple down payment assistance programs?
Some combinations work. The established state stack is CalHFA MyHome for the down payment plus either ZIP for closing costs or MyAccess for down payment and closing costs, subject to a combined loan-to-value cap of 105 percent. Layering a local program on top depends on the rules of both programs and the lien positions, so always confirm a specific combination with your lender before counting on it.
Does down payment assistance affect the offer I can make on a home?
It can. Sellers in competitive situations sometimes prefer offers without assistance because they expect financing delays. The fix is a lender who works with these programs every week and a contract timeline that fits the program, because a well-prepared assisted file looks no different to a seller than a standard FHA offer.
Ryan Fisher
Realtor · Founder, Lovery Real Estate
Ryan Fisher is a San Diego Realtor and the founder of Lovery Real Estate, with $56M+ in career sales. He works with buyers and sellers across Chula Vista, Bonita, North Park, University Heights, Normal Heights and La Jolla Mesa.
Before real estate, Ryan was drafted by the Miami Marlins out of UC Irvine in 2010 and played professional baseball. He grew up around Fisher Bros. House Moving, a California construction family business dating to the 1850s, where he learned what it takes to build something that lasts.
Here are your options, here are the numbers, here is what I would do. No pressure. No performance.
Related guides for San Diego buyers
Ready to find out what you qualify for?
One conversation, about fifteen minutes. You will know which loan and assistance options fit your situation and what the numbers look like in your price range. If you want to hear how that goes from past clients, read their reviews. For federal consumer guidance, see the Consumer Financial Protection Bureau homebuying resources.
Ryan Fisher, Realtor. California DRE #02110091. Lovery Real Estate is a brand of Ryan Fisher, licensed under LPT Realty. 323 Minot Ave, Chula Vista, CA 91910. Program terms, income limits and funding change and are summarized from each administrator’s published materials; confirm current terms with a participating lender. This article is general information and is not legal, tax, or lending advice. Consult appropriate professionals of your own choosing.