First-Time Buyers
First-Time Home Buyer in San Diego County? Here Is Your Money Map.
Down payment help here depends on two things: where the home is and what your household earns. This guide puts the 2026 programs side by side, shows which ones fit your city, and walks you from renting to keys. Using a VA loan? It's zero down, so you can likely skip the down payment programs and start with my VA loan guide. I'm a Marine Corps veteran and a VA loan Realtor in Oceanside, and I help first-time buyers of every kind.
Written by Luis, Military and VA Realtor serving North County San Diego
Updated October 2026
2026 Programs
Down Payment Help in San Diego County
These programs mostly help with the down payment, so they matter most for FHA and conventional buyers. Most are deferred loans: no monthly payment until you sell, refinance or move out. Eligibility runs on household income compared with the area median income (AMI), and every program caps the purchase price.
County of San Diego, low income.
Up to 22% of the price as a deferred loan at 3% simple interest, plus up to 4% (max $10,000) toward closing costs. Income at or below 80% of AMI, price up to $743,000, and at least 3% of your own money. Covers Carlsbad, Vista, San Marcos, Encinitas and unincorporated areas, among others.
County of San Diego, moderate income.
Up to 17% of the price as a deferred loan at 3% simple interest, for households at 80% to 120% of AMI, with the price capped at the county median. Available in unincorporated areas and a handful of participating cities.
City of San Diego, low income.
Up to 17% of the price (max $125,000) deferred for 30 years, plus a closing cost grant of 4% up to $10,000. Income at or below 80% of AMI, homes up to $883,025, in ZIP codes starting with 921.
City of San Diego, middle income.
$50,000 total: a $40,000 deferred loan and a $10,000 closing cost grant, for households at 80% to 150% of AMI, on homes up to $1,250,000.
Chula Vista.
Up to 22% of the price, max $120,000, as a deferred loan for households at or below 80% of AMI, on homes up to $807,500.
Escondido.
A low-interest loan of up to 5% of the price for down payment or closing costs, for first-time buyers within the city's income limits, on homes up to $698,000. Funds go first come, first served.
CalHFA, statewide.
MyHome lends up to 3.5% of the price with a CalHFA FHA loan, or 3% with a conventional loan, as a deferred junior loan. Dream For All lends first-generation buyers up to 20%, repaid with a share of the appreciation, and opens in funded rounds.
By City
Which Program Fits Your City
North County splits three ways. Buyers in Carlsbad, Vista, San Marcos and Encinitas can use the County's low-income program, unincorporated areas like Fallbrook and Bonsall qualify for both County loans, and Escondido runs its own program.
Oceanside isn't part of the County program, and the city's 2021 pilot helped just three households, so most Oceanside first-time buyers pair CalHFA's MyHome loan with an FHA, VA or conventional loan. Ask the city's housing division about anything new before you shop.
In the City of San Diego, the Housing Commission programs cover ZIP codes starting with 921, and Chula Vista has its own. Funding is limited and terms change, so I confirm what's open before you write an offer.
The Loan
Loans That Pair With the Help
01
VA loan.
Zero down for eligible veterans and service members, no monthly mortgage insurance, and no VA loan limit with full entitlement. Most veterans only need help with closing costs, which sellers can cover. My VA loan guide has the details.
02
FHA loan.
As little as 3.5% down with flexible credit standards, and it works with CalHFA's MyHome loan. Mortgage insurance is part of the deal.
03
Conventional loan.
As little as 3% down for first-time buyers, with mortgage insurance that can come off as you build equity. Usually the better fit with stronger credit.
Step by Step
From Renting to Keys
- 01Check your numbers. Compare your household income with 80%, 120% and 150% of AMI, and settle on a monthly payment you're comfortable with before you look at prices.
- 02Take the homebuyer class. Most programs require one. CalHFA accepts eHome's 8-hour online course for $100 or a HUD-approved counselor, so get it done early.
- 03Pre-approval with the right lender. Assistance only works through approved lenders. I'll connect you with one who closes these loans.
- 04Shop under the caps. Every program has a price limit and a live-in rule. I set up your search so every home you see qualifies.
- 05The offer, written so the seller sees a ready buyer. Assistance can add time to a closing, so I build that into the terms up front.
- 06Program approval and escrow. Your lender submits the assistance file with the loan, and I keep inspections, appraisal and deadlines on track.
- 07Keys, and then the fine print. Assistance loans stay deferred while you live in the home, so read the payoff rules before you refinance or rent it out.
Bronson Sahut, an active duty first-time buyer in Escondido, said it simply: "He made the whole buying process super easy, especially since we were military."
Questions
First-Time Buyer Questions, Answered
The questions I get most from first-time buyers in San Diego County. If yours is not here, call or text and ask it.
Ask Me a QuestionWho counts as a first-time home buyer in San Diego County?
For the County and City of San Diego programs, anyone who hasn't owned a home in the last three years. So you can qualify again if you sold a home more than three years ago.
How much down payment help can I get in San Diego County?
It depends on the city and your income. The County's low-income program lends up to 22% of the price plus up to $10,000 for closing costs, the City of San Diego up to $125,000 plus a $10,000 grant, and CalHFA's MyHome up to 3.5% anywhere in California.
Does Oceanside have a first-time home buyer program?
Oceanside isn't covered by the County's program, and its 2021 pilot helped three households. Most Oceanside buyers pair CalHFA's MyHome loan with an FHA, VA or conventional loan. Ask the city's housing division about anything new.
Do veterans need down payment assistance?
Usually not. A VA loan needs no down payment with full entitlement, so most veterans only need help with closing costs, and the seller can pay those. VA caps seller concessions at 4% of the home's value, and normal closing costs don't count toward that cap.
What is Dream For All?
A CalHFA program that lends first-generation buyers up to 20% of the price, repaid with a share of the appreciation when you sell or pay off the loan. It opens in funded rounds. The 2026 window ran February 24 to March 16 and used a random drawing.
Do I have to take a homebuyer class?
For most assistance programs, yes. CalHFA accepts eHome's 8-hour online course for $100 or a HUD-approved counselor, and local programs have similar rules. Take it early so it doesn't hold up your closing.
What are the price limits in 2026?
$743,000 for the County's low-income program, $883,025 and $1,250,000 for the City of San Diego's two programs, $807,500 in Chula Vista and $698,000 in Escondido. Limits change, so confirm them before you shop.
Ready to Buy Your First Home?
Tell me where you want to live and roughly what your household earns. I'll match you with the right program and a lender who closes it.
Prefer to call? (619) 485-8293
