By Jason Franklin | September 18, 2026

First-Time Home Buyer Programs in LA County: What's Actually Available in 2026

If you've been waiting to buy a home in the West San Fernando Valley because you couldn't pull together a down payment, the programs available right now might change the math for you.

That's not marketing. Let me walk you through what's actually active in 2026.

The Programs That Are Open Right Now

CalHFA MyHome Assistance Loan

This is the workhorse of California first-time buyer assistance, and it's open year-round — which matters, because some of the flashier programs close their application windows fast.

MyHome is a deferred-payment second loan worth up to 3.5% of the purchase price if you're using an FHA first mortgage, or up to 3% if you're pairing it with a conventional CalHFA first. On a $900,000 home — a realistic entry point in West Hills or Woodland Hills — that's $27,000 to $31,500 in assistance.

It's a "silent second" — you don't make monthly payments on it. You repay it when you sell, refinance, or pay off your first mortgage. No monthly hit to your budget.

To access MyHome, you must:

• Be a first-time buyer (no ownership interest in any property in the last three years)
• Use a CalHFA-approved lender
• Complete a HomeConnect or equivalent homebuyer education course
• Fall under the 2026 LA County income limit (approximately $211,000–$214,000 for most program tiers — the exact figure depends on household size and the specific loan product; income limits were updated effective June 30, 2026, so confirm with your lender)

One thing worth knowing: MyHome is paired with a CalHFA first mortgage, not just any lender's product. You're working within CalHFA's rate structure. In most cases, the blended cost is still favorable compared to going in with a smaller conventional loan and less assistance, but have your lender run the comparison for your situation.

LA County Development Authority — Home Ownership Program (HOP)

This one flies under the radar. The LACDA Home Ownership Program offers deferred, 0% interest second loans — no monthly payments, no interest accruing.

Two tiers:

• HOP80: Up to $100,000 (or 20% of the purchase price, whichever is less) for households earning at or below 80% of LA County AMI (roughly $83,000–$97,000 for a 2–4 person household in 2026)
• HOP120: Up to $85,000 (or 20% of the purchase price) for households earning up to 120% of AMI

Geography matters here. Woodland Hills, West Hills, and Tarzana fall within City of Los Angeles boundaries — those areas use the City of LA program (LIPA) instead of LACDA HOP. If you're buying in Calabasas, Agoura Hills, Westlake Village, or unincorporated LA County communities, your situation may be different. Check with LACDA directly to confirm geographic eligibility for your specific zip code and property address.

The HOP requires you to contribute at least 1% of the purchase price from your own funds (not gifted). The remainder of your down payment can come from HOP funds and other assistance.

City of Los Angeles — Low Income Purchase Assistance (LIPA)

If you're buying within City of Los Angeles boundaries — which includes Woodland Hills, West Hills, Tarzana, Encino, Sherman Oaks, and Studio City — LIPA provides deferred payment loans of up to $140,000 for low-income buyers.

LIPA targets households earning below 80% of LA County AMI. If you're in that income range and buying within City limits, this is the largest single-program down payment assistance available locally.

LIPA availability is subject to funding cycles. When the funds run out for a given period, the program closes until the next allocation. These windows don't stay open indefinitely — another reason to move sooner rather than later if you qualify.

Stacking Programs: How to Combine Assistance

Here's where things get interesting. Many of these programs can be layered on top of each other.

A common scenario for a West Hills buyer using a CalHFA FHA loan:

• CalHFA FHA first mortgage (covers most of the purchase price)
• CalHFA MyHome second (covers 3.5% of purchase price toward the down payment)
• Remaining gap from buyer's own funds (minimum 0.5% of purchase price with FHA after assistance)

On a $900,000 purchase with a 3.5% FHA down payment requirement ($31,500), MyHome can cover the full down payment amount before closing costs. You'd still need cash for closing costs — typically 2–3%, or $18,000–$27,000 — but many sellers in the current West Valley market are offering concessions to cover part of those.

When your income qualifies for LACDA HOP or City of LA LIPA alongside other first mortgage products, the combination can reduce your required cash to close even further. A CalHFA-approved lender can model the exact layered scenario for your income, household size, and purchase price target.

What About Dream For All?

CalHFA's Dream For All Shared Appreciation Loan drew a lot of attention — and ran through its funding quickly. The 2026 application window closed March 16, 2026.

Dream For All offers up to 20% of the purchase price (capped at $150,000) specifically for first-generation buyers — those whose parents never owned a home. Unlike MyHome, this isn't a simple deferred loan: CalHFA takes back a share of your home's appreciation when you eventually sell.

As of September 2026, Dream For All is closed to new applications. If you applied during the window, you're in the lottery pool. If you didn't, your best active options are MyHome, LACDA HOP, LIPA, and any additional programs your lender knows about.

There's also California Proposition 37 on the November 3, 2026 ballot — a $25 billion bond measure that would fund a new CalHFA second mortgage program for new construction buyers. If it passes and is implemented, it could expand options further. I covered that program in detail separately.

The Insurance Reality Check

One cost first-time buyers often underestimate: if the home you're buying is in a Very High Fire Hazard Severity Zone — and many properties in Woodland Hills and West Hills hills are — fire zone insurance is a real budget line item.

Expect $5,500–$9,000 or more per year for a FAIR Plan plus DIC wrap policy. That annual premium goes into your debt-to-income ratio calculation, and it can affect how much home you qualify for at a given purchase price. The FAIR Plan rate increase of 29.1% taking effect October 15, 2026 makes this even more important to build into your budget before you're in escrow.

Get insurance quotes before you remove your loan contingency. This is the step a lot of buyers skip — and then scramble to solve when the lender asks for proof of binding coverage before funding.

Don't Forget Seller Concessions

Even with assistance programs, you can still negotiate for seller help with your closing costs. In the West San Fernando Valley, seller concessions and rate buydowns are common right now — as of April 2026, roughly 52.9% of local transactions involved some seller concession.

A well-structured offer can combine program assistance for the down payment with seller concessions for closing costs — which together can bring your total out-of-pocket to close down significantly from where you started.

Frequently Asked Questions

What is the income limit for CalHFA programs in Los Angeles County in 2026?

For most CalHFA programs in LA County, the income limit is approximately $211,000–$214,000 gross annual income, following an update effective June 30, 2026. Income limits vary by household size, specific program (FHA vs. conventional), and loan product combination. Your CalHFA-approved lender will calculate the exact limit for your situation.

Can I use CalHFA MyHome if I'm not buying in the City of Los Angeles?

Yes. CalHFA MyHome is a statewide program available throughout California, including West Hills, Woodland Hills, Calabasas, and other communities in the West San Fernando Valley. Geographic restrictions apply to the City of LA LIPA program and LACDA HOP, which serve specific jurisdictions — but CalHFA operates county-wide.

Can I stack CalHFA MyHome with other down payment assistance programs?

In many cases, yes. CalHFA MyHome can be layered with other junior loan programs including LACDA HOP and, in some cases, local city programs. The specific programs that can be combined depend on the first mortgage product, income limits, and program guidelines at the time of application. A CalHFA-approved lender can run a full layered scenario for your purchase price and income.

What's the difference between CalHFA MyHome and Dream For All?

MyHome is a deferred-payment loan — no monthly payments, repaid when you sell or refinance — and it does not share in your home's appreciation. Dream For All was a shared appreciation loan offering up to 20% of the purchase price (capped at $150,000) for first-generation buyers. As of September 2026, Dream For All is closed to new applications. MyHome remains open year-round.

Do down payment assistance programs require first-time buyer status?

CalHFA defines "first-time buyer" as not having had an ownership interest in any property in the past three years — not necessarily that you've never owned before. If you sold or refinanced out of a home more than three years ago and have been renting since, you may still qualify under this definition.

The Bottom Line

These programs are real, they're funded, and they can meaningfully change what you can buy in the West San Fernando Valley. The catch is that most require working with a CalHFA-approved lender, completing a homebuyer education requirement, and moving before funding windows close — LIPA especially.

If you want to understand exactly what you'd qualify for on a specific property — the layered assistance scenario, the income limit check, the real cash-to-close number — that's a conversation worth having before you're under contract.

Reach out anytime and I'll walk through the numbers with you.