Buyer guide with Colleen Olivas
Down Payment Grants in California (2026): Which Are Real, and Which Are Loans
By Colleen Olivas, NMLS #379721, The Brandon Drew Group, a division of New American Funding Last reviewed November 2026
Quick answer
Most "down payment grants" in California are not grants. A grant is money you never repay. Most of what gets called a grant is a deferred loan, which you repay when you sell, refinance or pay off your mortgage, or a forgivable loan, which turns into a grant only if you live in the home long enough. A program may call itself a grant because the loan is deferred or may be forgiven someday. That is different from money you never repay. If a page says "grant" and does not tell you what happens when you sell, treat it as a loan until you see the rules.
Key points
- A true grant is money you never repay. Many programs use the word "grant" for money you do repay, so ask before you count on it.
- Forgivable means the money becomes a grant only after you live in the home for a set number of years. If you sell or refinance sooner, you may repay it.
- A deferred loan is repaid when you sell, refinance or pay off the mortgage.
- Funds are limited. Some programs below are closed, waitlisted or out of money, and we say so in the table.
- Some programs are not offered by our branch. The table has an "Offered through" column so you can see who to ask.
On this page (6 sections)
The three kinds of help, in plain words
A grant. Money you never repay. Even a grant can come with rules. Some programs ask you to repay if you sell or refinance during a set period. When that is true, we say so beside the program.
Forgivable assistance. A loan that is forgiven if you meet a condition, usually by living in the home for a number of years. It becomes a grant only after that time. If you sell or refinance first, you may owe it back.
A deferred loan. "Deferred" means repayment waits. You repay it when you sell, refinance or pay off the mortgage. It is a real debt, and it reduces what you walk away with at a sale.
A few more words:
- AMI (area median income): the middle income for your county. Many programs limit income to a share of it.
- Retention period: the time you must keep the home, or repay some of the money.
- Primary residence: the home you live in.
The programs we found
Programs, funding and rules change. This table shows what each program's own pages said when we checked on November 8, 2026. It is a map, not an offer.
FHLB San Francisco WISH
- What it is
- A matching grant. The program adds $4 for every $1 you put toward the purchase (savings, gift funds or sweat equity), up to $32,837. Repaid in some cases if you sell or refinance during the retention period.
- How much
- Up to $32,837
- Offered through
- FHLB member banks or credit unions. Not offered by our branch.
- Status (checked Nov. 8, 2026)
- 2026 funds: first come, first served until used up; buyers close by March 31, 2027.
- Who it's for
- First-time buyers at or below 80% of AMI
GSFA Platinum and Golden Opportunities
- What it is
- A small gift paired with a second loan you repay
- How much
- Up to 1.5% or 2%, depending on the option, "subject to market conditions"
- Offered through
- GSFA participating lenders, including New American Funding. GSFA's list shows it. Our branch offers it.
- Status (checked Nov. 8, 2026)
- Open when checked. Terms can change.
- Who it's for
- Buyers who meet GSFA's rules; the home must be your primary residence
GSFA ReCoverCA 2018 Fire
- What it is
- Forgivable after five years of living in the home. Repaid if you leave sooner.
- How much
- Up to $350,000
- Offered through
- GSFA's approved lenders. Not offered by our branch.
- Status (checked Nov. 8, 2026)
- GSFA says funds are available for reservation.
- Who it's for
- Households from 2018 wildfire disaster areas, buying outside CalFire high fire zones. Not the January 2025 fires.
Riverside County PLHA
- What it is
- Forgivable after 30 years of living in the home. Repaid in full if you sell sooner.
- How much
- Up to $100,000, capped at a share of the price
- Offered through
- The county's certified loan officers at approved lenders. Not offered by our branch yet.
- Status (checked Nov. 8, 2026)
- Program year July 1, 2026 to June 30, 2027: first come, first served until funds run out.
- Who it's for
- First-time buyers within the county's income limit. Up to 120% of area median income. Not available in Calimesa, Corona, Menifee, Palm Desert, Perris, Rancho Mirage or the City of Riverside.
C.A.R. closing cost grant
- What it is
- A grant for closing costs
- How much
- Up to $5,000
- Offered through
- NPHS. Not offered by our branch.
- Status (checked Nov. 8, 2026)
- Waitlisted. The program says all funding has been allocated.
- Who it's for
- First-time buyers. Requires a California REALTOR.
HUD Good Neighbor Next Door
- What it is
- A discount of 50% off the list price of certain HUD homes in revitalization areas. Requires 36 months of occupancy.
- How much
- 50% off the list price
- Offered through
- HUD's home sales process. Not offered by our branch.
- Status (checked Nov. 8, 2026)
- Checking which California homes are available.
- Who it's for
- Law enforcement officers, pre-K to 12 teachers, firefighters and EMTs, as HUD's rule defines them
CalHFA MyHome
- What it is
- A deferred loan, repaid when you sell, refinance or pay off
- How much
- A share of the price that varies by loan type; see the CalHFA program sheet
- Offered through
- CalHFA-approved lenders, including New American Funding. Our branch offers it.
- Status (checked Nov. 8, 2026)
- Open when checked.
- Who it's for
- First-time buyers within CalHFA's income limits
CalHFA Dream For All
- What it is
- A shared appreciation loan. You repay the original amount plus a share of the home's gain when you sell, transfer or pay off.
- How much
- Varies
- Offered through
- CalHFA-approved lenders, including New American Funding
- Status (checked Nov. 8, 2026)
- The 2026 window closed March 16, 2026.
- Who it's for
- First-time buyers selected by CalHFA
Closed or out of funds when we checked:
| Program | Status (checked Nov. 8, 2026) |
|---|---|
| Ontario, California first-time homebuyer program | Closed. Funds are used up. |
| Long Beach first-time homebuyer assistance | Closed. The city says the application period is closed. |
| CalHFA Forgivable Equity Builder | Closed since 2022. |
| FHLB Middle-Income down payment program | The 2026 allocation is used up. |
What the table can't show
GSFA is a gift plus a loan. GSFA describes the gift as "subject to market conditions." It comes with a second loan that you do repay. We offer GSFA programs, so we can walk you through the whole package.
Long forgiveness periods. ReCoverCA says it is "Fully forgiven after five years of continuous occupancy." Riverside County PLHA is forgiven only after 30 years in the home. If you sell or leave sooner, you repay.
How to tell what you're being offered
Whoever offers you "assistance," ask these:
- Is this a grant, a forgivable loan or a deferred loan? Ask for the answer in writing.
- When is it repaid? Ask which events trigger repayment: a sale, a refinance or a payoff.
- What happens if I sell or refinance early? Some programs add conditions in the first years.
- What are the income and price limits? Ask for the date they were checked.
- How long must I live in the home? Forgivable programs depend on it.
- Who offers it, and can you offer it? Many programs work through approved lenders only.
- Is money available today? Programs can pause or close when funds run out.
If the answers are not plain, keep asking.
Programs have their own rules
Each program sets its own rules for who qualifies. Some use income. Some use first-time buyer status. Some cover specific occupations or past disaster areas. Those are the program's rules, not ours. We explain them as the program states them. Our guide to income limits in the Inland Empire can help you check your county.
How to start
You do not need perfect papers. Bring a rough idea of your income, savings, monthly debts and the area where you want to buy. We will compare the programs with you, show what each one means for what you owe later, and tell you which ones our branch offers. For the ones we do not offer, we will say that plainly.
For more, read our guide to down payment assistance in Rancho Cucamonga.
Your next step
Talk it through with Colleen
A short call helps you know what to ask and what to have ready. No pressure.
Free guide · PDF · California editionThe Homebuyer's Guide
Pre-approval, CalHFA, GSFA and the other down payment programs, in plain words. Read it at your own pace.
Download the free guide
Free checklist · PDF · one pageWhat to have ready
The documents to gather when you're ready to apply, so we can start your pre-approval without waiting on paperwork.
Download the checklist Questions buyers ask
Are there down payment grants in San Bernardino County?
We could not find an open down payment grant with no strings in our area when we checked on November 8, 2026. San Bernardino County's housing department says it no longer offers down payment assistance. State and regional programs, like those in the table, carry most of the load here. Funds and rules change, so check the program or call us.
Is CalHFA MyHome a grant?
No. MyHome is a deferred loan. You repay it when you sell, refinance or pay off your mortgage. See the table above, and the CalHFA program sheet for the terms.
What's the difference between a grant and forgivable assistance?
A grant is money you never repay. Forgivable assistance is a loan that becomes a grant only after you meet a condition, usually living in the home for a set number of years. If you sell or refinance first, you may owe it back.
Do teachers get home buying grants in California?
HUD's Good Neighbor Next Door covers pre-K to 12 teachers, along with law enforcement officers, firefighters and EMTs. It is a discount on the list price of certain HUD homes, not a cash grant. See the table above. HUD's rule is in 24 CFR 291.510.
Is Dream For All still open?
No. CalHFA's page says the 2026 window closed on March 16, 2026. It is a shared appreciation loan: you repay the original amount plus a share of the home's gain when you sell, transfer or pay off. We have a guide on what to look at instead.
→ Read: CalHFA Dream For All is closed. What are my options now?
Does the FHLB WISH grant really not need to be repaid?
Not always. FHLB San Francisco describes WISH as a matching grant with repayment in some cases if you sell or refinance during the retention period. It comes through member banks or credit unions. See the table above for the amount and dates.
Can I use more than one kind of help?
Sometimes. Each program has its own rules about what it can go with. Ask the program, and ask us for how it would work with your loan.
→ Read: GSFA Platinum, explained
Sources16 sources · show all
Each source below was checked November 8, 2026.
- FHLB San Francisco, WISH: https://www.fhlbsf.com/products/community-programs-grants/wish (4-to-1 match up to $32,837, first-time buyers at or below 80% AMI, member requests through March 12, 2027, closings by March 31, 2027, first come first served, repayment in some cases; WISH Participation page; checked November 8, 2026)
- GSFA Platinum: https://gsfahome.org/programs/dpa/platinum.shtml
- GSFA Golden Opportunities: https://gsfahome.org/programs/dpa/go.shtml
- GSFA participating lenders: https://gsfahome.org/programs/dpa/lenders.aspx
- GSFA ReCoverCA 2018 Fire: https://gsfahome.org/programs/ReCoverCA/fire/2018/overview.shtml
- Riverside County HWS, first-time homebuyer programs and 2026-27 program matrix (revised September 1, 2026; excluded cities, 30-year affordability period, first come first served): https://rivcohws.org/downpayment-assistance and https://rivcohws.org/sites/g/files/aldnop131/files/2026-09/Matrix_2026-2027_HWS_English_090126.pdf (checked November 8, 2026)
- Riverside County PLHA first-time homebuyer packet (2025-26, via the City of Hemet; 120% AMI and the grant after 30 years): https://hemetca.gov/DocumentCenter/View/11616
- NPHS, C.A.R. closing cost assistance: https://nphsinc.org/car-haf-closing-cost-assistance-program/
- 24 CFR 291.510, Good Neighbor Next Door: https://www.law.cornell.edu/cfr/text/24/291.510
- CalHFA MyHome program sheet: https://www.calhfa.ca.gov/homeownership/programs/myhome.pdf
- CalHFA Dream For All: https://calhfa.ca.gov/dream/
- CalHFA Forgivable Equity Builder bulletin (2022): https://www.calhfa.ca.gov/homeownership/bulletins/2022/2022-10.pdf
- City of Ontario, California, Keys to Community: https://www.ontarioca.gov/CommunityLife/housing-services/keys-community
- City of Long Beach, first-time homebuyer assistance: https://www.longbeach.gov/lbcd/hn/lbhomegrant/
- County of San Bernardino, Community Development and Housing: https://cdh.sbcounty.gov/home-ownership-resources/
- NMLS Consumer Access: https://www.nmlsconsumeraccess.org
Disclosures
Colleen Olivas, NMLS #379721. Robert Olivas, NMLS #271447. The Brandon Drew Group, a division of New American Funding, LLC, Company NMLS ID #6606 (www.nmlsconsumeraccess.org). Branch NMLS #2882133. 8463 Haven Avenue, Suite B, Rancho Cucamonga, CA 91730.
Equal Housing Lender.
Licensed by the Department of Financial Protection and Innovation under the California Residential Mortgage Lending Act. Loans made or arranged pursuant to a California Financing Law license.
Down payment assistance programs have eligibility rules, funds are limited and subject to availability, and they are not available to everyone. Program terms, income limits, loan limits and assistance rules can change without notice. This is for information only. It is not a commitment to lend or a rate quote. Loans are subject to credit approval and underwriting. Not tax or legal advice. For licensing information, visit www.nmlsconsumeraccess.org.
Program details come from each program's own pages, checked November 8, 2026. Programs, funding and rules change. Contact the program or an approved lender to confirm eligibility.
