Down Payment Assistance Los Angeles 2026: Who Qualifies

Down payment assistance in Los Angeles is real, and it is not only for people who make almost nothing. In 2026 the City of Los Angeles offers first time buyers up to $161,000 toward the down payment and closing costs, with no monthly payment on that money. Most buyers I meet have never heard of it. Here is what is out there, who qualifies, and the catch nobody puts in the headline.

Not ready to buy yet? That is exactly the point.

These programs reward the people who get ready early. Tell me where you want to live and roughly what your household earns, and I will tell you which programs are worth a look. No obligation, no drip campaign. Start the conversation →

Here is the deal. The thing that keeps most people renting in LA is not the monthly payment. It is the pile of cash you need on day one. Down payment, closing costs, money in the bank after you close. That pile is exactly where these programs go to work.

I have been selling homes in Los Angeles for 15 years. The buyers who land this money are not lucky. They are early. They take the class, clean up their credit and line up their paperwork before a funding round opens. So let’s go through what is actually available.

What down payment assistance is available in Los Angeles in 2026?

Which program fits depends on two things: where the house sits and what your household earns.

Program	Run by	Up to	Where it works
LIPA	City of Los Angeles	$161,000	Homes inside City of LA limits
MIPA	City of Los Angeles	$115,000	Homes inside City of LA limits
HOP	LA County	$100,000 or 20% of the price, whichever is less	Unincorporated LA County and participating cities
Dream For All	CalHFA (the state)	20% of the price	Statewide, first generation buyers
MyHome	CalHFA (the state)	3.5% of the price (FHA) or 3% (conventional)	Statewide

How do the City of LA programs work?

LIPA (Low Income Purchase Assistance) and MIPA (Moderate Income Purchase Assistance) are loans from the Los Angeles Housing Department. They cover down payment, closing costs and acquisition costs. The terms are the same for both:

0% interest and no monthly payment. The loan is repaid when you sell, transfer title, pay off your first mortgage, or at the 30 year mark.
Shared appreciation. The city also gets a share of your home’s increase in value. More on that below.
Maximum purchase price: $956,465.
First time buyer: no ownership interest in any property in the last 3 years.
Middle credit score of 660 or higher.
At least 1% of the price from your own pocket.
An 8 hour homebuyer education class plus housing counseling.

The difference is income. For a four person household in 2026, LIPA is for incomes up to $133,250. MIPA picks up from $133,251 to $183,250. Limits scale up and down with household size.

Funding is limited, so the city takes loan reservations in rounds, through its participating lenders. The next MIPA round is set for December 16, 2026, with 13 reservations. Thirteen. The people who get those are the ones who were ready in November.

What about LA County and the state programs?

LA County’s Home Ownership Program (HOP) offers up to $100,000 or 20% of the purchase price, whichever is less, at 0% interest with deferred repayment and shared equity. The maximum price is $700,000 under HOP80 and $850,000 under HOP150. Income limits were updated August 24, 2026. Applications are first come, first served. The catch: HOP covers unincorporated LA County and its participating cities. It does not cover homes inside the City of Los Angeles.

CalHFA’s Dream For All is the big one. Up to 20% of the price, for first generation homebuyers, as a shared appreciation loan. The 2026 income limit for LA County was $168,000. The 2026 application window ran February 24 to March 16 and is closed, and vouchers were handed out by random selection. If you missed it, the move is to be ready for the next round. Here is how Dream For All works.

CalHFA’s MyHome is smaller but steadier. It is a deferred payment second loan worth up to 3.5% of the price on an FHA loan, or 3% on a conventional loan, paired with a CalHFA first mortgage. First time buyers only, income limits apply, and one buyer takes a homebuyer education course.

The City of LA also runs a Mortgage Credit Certificate, a federal income tax credit equal to 20% of the mortgage interest you pay each year, when funds are available.

What is the catch with down payment assistance?

Straight talk. This is not free money.

LIPA, MIPA, HOP and Dream For All all come back with a share of your home’s appreciation when you sell, refinance out or hit the end date. If the house goes up in value, the program shares in that gain. Read that part twice before you sign anything.

Is it still worth it? For a lot of buyers, yes. Owning a home with a partner in the upside beats renting with no upside at all. You just go in with your eyes open.

The other catches are practical. Funds run out. Rounds fill fast. Price caps rule out some homes. And program loans add paperwork and time to an escrow, which means your offer has to be built for it from day one. That is my job.

How do I get ready before the next round opens?

Take the homebuyer education class now. Most of these programs require it. Get it done before you need it, not the week a round opens.
Get your middle credit score to 660 or higher. Pay down cards and stop opening new accounts.
Save the 1% and then some. Programs still expect some of your own money, and closing takes more cash than the down payment alone.
Know which side of the city line you want. Highland Park, Silver Lake and Echo Park are inside City of LA limits. South Pasadena is its own city. The program follows the address.
Talk to a lender early. These programs run through approved lenders, and the lender is who tells you what you actually qualify for.

Who can help me run the numbers?

Joe Tishkoff has been my go to lender for 15 years, and he is really good. Start with him. Ask him which of these programs he can run for you. If one needs a specific participating lender, we will get you to the right one. The goal is the money, not the logo on the loan.

Start with Joe

Find out what you qualify for before you fall for a house.

Start your application online. It takes a few minutes, and there is no obligation to move forward.

Start your Lower Mortgage application with Joe →

Or reach Joe directly: (818) 370-8302 · jtishkoff@lower.com

Joe Tishkoff, Senior Mortgage Advisor, Lower, LLC, NMLS# 240232. Lower, LLC NMLS# 1124061, nmlsconsumeraccess.org. Equal Housing Opportunity. Joe Tishkoff is an independent mortgage professional and a preferred referral partner of The Shelhamer Real Estate Group. He is not employed by or affiliated with The Shelhamer Real Estate Group, and the two firms are separate businesses. You are free to use any lender you choose. Program amounts, income limits, price caps and funding change often. Confirm current details with the program and a participating lender before you plan around them. This article is general information, not legal, tax or lending advice.

Quick answers

How much down payment assistance can I get in Los Angeles?

In 2026, up to $161,000 through the City of LA’s LIPA program, up to $115,000 through MIPA, up to $100,000 or 20% through LA County’s HOP, and up to 20% through CalHFA’s Dream For All when a round is open.

Do I have to pay down payment assistance back?

For these programs, yes. They are 0% interest loans with no monthly payment, repaid when you sell, transfer or pay off the first mortgage, and LIPA, MIPA, HOP and Dream For All also take a share of your home’s appreciation.

What is the maximum purchase price for LIPA and MIPA?

$956,465 in 2026.

What credit score do I need for LIPA or MIPA?

A middle credit score of at least 660.

Is CalHFA Dream For All open right now?

No. The 2026 application window ran February 24 to March 16 and is closed. Watch CalHFA for the next round and get your paperwork ready now.

The money is out there. It goes to the people who are ready when the window opens. Let’s get you ready.

Sources: LAHD first time homebuyer programs. LAHD MIPA program. LACDA Home Ownership Program. CalHFA Dream For All. CalHFA 2026 Dream For All announcement. CalHFA MyHome Assistance Program.

Glenn

About Glenn Shelhamer

I am Glenn Shelhamer, broker of The Shelhamer Real Estate Group and founder of Silver Lake Blog. Over the last 15 years I have helped buyers and sellers navigate real estate throughout Los Angeles’s Eastside, from smooth transactions to complicated ones.

If you are early and just running the numbers, that is the right time to talk. I would rather help you plan it than meet you the week you are already in a hurry.

Call or text directly:
310-913-9477

Instagram:
@theshelhamergroup

Email:
glenn@shelhamergroup.com

Down Payment Assistance in Los Angeles 2026: Up to $161,000 Most Buyers Never Ask About