FHA Loan
FederalLoan limit up to $1,249,125 in LA County. Low down payment, 580+ credit.
Explore this option → Southern California · Since 1999
First-Time Home Buyer Programs in Los Angeles County
Adriel Esparza has been closing Los Angeles County buyers since 1999. Here are the programs available in LA County right now — and how to stack them for maximum buying power.
Explore My LA County Options → Educational only · Not a preapproval · No credit pull to start · Reviewed by our first-time homebuyer specialists
- Equal Housing Lender
- NMLS #237241
- 4.9★ · 240+ closed
Los Angeles County Programs
Los Angeles County programs a first-time buyer can explore
These are the federal, state, county, and city programs available right now in Los Angeles County. Most buyers have more than one possible path — Adriel and our specialist team help you understand which combination is worth a closer look.
Educational only — program options may vary based on income, credit, occupancy, property, county availability, and lender guidelines.
CalHFA FHA + MyHome
CaliforniaState-funded down payment assistance layered onto an FHA first.
Explore this option →CalHFA Conventional
CaliforniaHigher loan limits, PMI that cancels, no UFMIP.
Explore this option →CalPLUS + ZIP
CaliforniaState program covering both down payment and closing costs.
Explore this option →HomeReady
Fannie MaeLow down payment conventional with reduced PMI.
Explore this option →Conventional
ConventionalStandard 30-year fixed for stronger credit profiles.
Explore this option →VA Loan
FederalZero down, no PMI ever. Veterans and active-duty only.
Explore this option →LIPA (Low-Income Purchase Assistance)
LA CityCity of Los Angeles program — up to $140,000 in deferred-payment assistance for income-eligible buyers.
Explore this option →LACDA HOP
LA CountyLos Angeles County Home Ownership Program — up to $85,000 for eligible county buyers.
Explore this option →MIPA (Moderate-Income Purchase Assistance)
LA CityUp to $115,000 for moderate-income LA City buyers locked out of LIPA.
Explore this option →Chenoa Fund
DPANationwide DPA program that pairs with FHA — useful when family gift funds aren't available.
Explore this option →GSFA Platinum Grant
DPAGrant-based assistance — no repayment required.
Explore this option →What Adriel knows about Los Angeles County
Los Angeles has more layered down-payment assistance than any other county in California. LIPA alone can deliver up to $140,000 in deferred assistance to income-qualified buyers inside LA City limits, and LACDA HOP and MIPA fill the gap for everyone else. The challenge isn't whether help exists — it's knowing which programs you actually qualify for, in which neighborhood, with which first mortgage, and in what order to layer them. Adriel has closed buyers from Long Beach to the San Fernando Valley, Boyle Heights to Inglewood, since 1999, and knows which combinations actually fund and which ones look great on paper but stall in committee.
Programs shown are for illustrative purposes only and do not represent a rate quote, commitment to lend, or guarantee of eligibility. Down payment requirements, loan limits, and program availability vary by credit profile, income, county, and current program guidelines. All loans subject to credit approval, property appraisal, and program availability. Adriel Esparza, NMLS #237241, Lower Mortgage, Equal Housing Lender.
Explore which Los Angeles County programs may fit your situation
A short Program Fit Check helps surface the options worth exploring. Educational only — not a preapproval. A first-time homebuyer specialist reviews your Program Fit Check and follows up within 24 hours with a clear next step.
Start My Program Fit Check