Home Buyer Down Payment Grants for Single Mothers in California

Last updated: September 2025

This is a practical, field-tested guide for single moms in California who need real help, real steps, and real contacts to cover a down payment. You’ll find statewide and local down payment help, shared‑appreciation loans, true grants, timelines, phone numbers you can actually call, and backup plans when funding is out. Links are woven into every paragraph so you can click and go without scrolling to a link dump.

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If You Only Do 3 Things — Emergency Actions to Take

• Get pre‑approved with a participating program lender today, because most grants require lender pre‑approval before you can reserve funds through programs like the California Housing Finance Agency (CalHFA), Golden State Finance Authority (GSFA), and Federal Home Loan Bank of San Francisco WISH.
• Call a certified housing counselor for free help, document review, and a written action plan by dialing 1-800-569-4287 for HUD‑approved housing counseling, check county‑specific programs with your city or county housing office (examples below), and set a timeline with your counselor to meet application windows.
• Apply for at least two stackable options at once (for example, CalHFA MyHome + GSFA + a local city program), compare terms, and lock a plan with your lender using CalHFA’s lender finder, GSFA’s lender list, and your city program’s approved lenders list.

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Quick Help — Keep These Contacts Handy

• CalHFA Homebuyer line (program questions, lender finder): 1-877-922-5432 — CalHFA Homebuyer Programs — MyHome details — Dream For All status. (calhfa.ca.gov)
• HUD counseling (free, multilingual): 1-800-569-4287 — Find a HUD‑approved counselor — HUD Contact Center — Housing Counseling info. (hud.gov)
• CFPB consumer complaints (lenders/servicers): 1-855-411-2372 — Submit a complaint — Ask CFPB — Complaint timelines. (consumerfinance.gov)
• California DFPI (state financial regulator): 1-866-275-2677 — DFPI Help Center — File a complaint — About DFPI consumer protection. (dfpi.ca.gov)
• Fair housing and discrimination: California Civil Rights Department 1-800-884-1684 (TTY 1-800-700-2320) — How to file a complaint — HUD Fair Housing — HUD hotlines list. (calcivilrights.ca.gov)

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Who This Guide Is For

You’re a single mom juggling work, kids, bills, and time. You need straight answers, not slogans. California has several down payment options that can reduce or fully cover what you need at closing. Many of these are mix‑and‑matchable (“stackable”), so you can pair a statewide program like CalHFA MyHome with a statewide bond‑authority program from GSFA and add a local city or county loan or grant such as LA City LIPA/MIPA to push your cash‑to‑close near zero. Always verify funding is open with the agency or lender before you spend money on inspections or appraisal, and use HUD counseling to set your exact sequence.

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What Types of Down Payment Help Exist in California

• Grants — true gifts that don’t need to be repaid if you meet occupancy rules; common examples include the FHLBank San Francisco WISH grant, certain GSFA “gift” portions, and city grants when available. WISH offers a 4‑to‑1 match up to the annual cap (2025 cap is $32,099). Funding is limited each year and flows through participating lenders. (fhlbsf.com)
• Deferred “silent second” loans — no monthly payment; repaid when you sell, refinance, or reach the end of the term. Examples include CalHFA MyHome, many county loans, and pieces of GSFA assistance. Loan sizes, interest, and deferral rules vary by program; read your note carefully with your counselor. (calhfa.ca.gov)
• Shared‑appreciation loans — no monthly payment, but you repay the assistance plus a share of future home appreciation. Examples include California Dream For All Shared Appreciation Loan, San Francisco DALP, and Santa Clara County’s Empower Homebuyers SCC. Check caps, income rules, and your projected equity outcomes before you commit. (cloud.calhfa.ca.gov)

What to do if this doesn’t work: Ask a participating lender to model stackable options and include all closing costs; verify the program’s status page for current funds; and set three backups (a GSFA option, a city/county loan, and a WISH grant) using lender lists from CalHFA, GSFA, and your city’s homebuyer page.

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Statewide Programs You Can Use Right Now

CalHFA MyHome Assistance Program

CalHFA’s MyHome provides a deferred‑payment junior loan for down payment or closing costs. For FHA loans, it’s up to the lesser of 3.5% of price or value; for conventional loans, up to the lesser of 3%. You must be a first‑time buyer and meet county income limits; you also complete approved homebuyer education. Apply through approved lenders. (calhfa.ca.gov)

• Why it matters: A 3–3.5% silent second often covers your minimum down payment on FHA or conventional, especially when stacked with a closing‑cost grant like WISH and a local program. Use CalHFA’s programs page, MyHome details, and CalHFA education guidance to prep quickly. (calhfa.ca.gov)
• Typical timeline: 30–45 days from pre‑approval to closing if your documents are complete; allow extra time if you’re layering city/county loans. Use a counselor via HUD’s directory to manage paperwork and avoid delays.

What to do if this doesn’t work: If your income exceeds MyHome limits or you’re not “first‑time” by definition, ask your lender about GSFA options, or pivot to a local shared‑appreciation program such as San Francisco DALP or Empower Homebuyers SCC.

California Dream For All — Shared Appreciation Loan (current status)

The Dream For All Shared Appreciation Loan offers up to 20% of the purchase price, capped at $150,000, and requires at least one borrower to be a first‑generation homebuyer. For 2025, the program used a voucher process; as of September 2025, the application window is closed, with statuses and vouchers managed through the portal. Always check CalHFA’s site for the current status before planning on DFAs. (cloud.calhfa.ca.gov)

• Key notes: In FY 2024–25 CalHFA reports more than 1,700 Dream For All down payment loans funded statewide, showing meaningful but limited capacity; plan alternates even if you’re waitlisted. Review the shared‑appreciation math and free education module before you accept a voucher. (calhfa.ca.gov)

What to do if this doesn’t work: Work a fallback plan with MyHome, a GSFA program, and a local city/county loan; keep your Dream For All portal login active and your lender pre‑approval current for any waitlist movement. (calhfa.ca.gov)

GSFA Platinum and GSFA Golden Opportunities (statewide)

GSFA offers first‑mortgage financing bundled with down payment/closing cost help up to 5% (and in some options up to 5.5%) of the first mortgage amount. Portions may be a repayable second and portions may be a forgivable gift depending on the product, with FICO minimums as low as 620–640, and no “first‑time buyer” requirement. Apply through GSFA participating lenders. (gsfahome.org)

• Why it matters: You can qualify even if you’ve owned before, or if you exceed MyHome income caps in some counties. Use GSFA Platinum overview, GSFA Golden Opportunities, and GSFA contact to review options and find lenders. (gsfahome.org)

What to do if this doesn’t work: If DTI/FICO are tight, pair HUD counseling with a 60‑day budget fix and ask your lender if you can combine GSFA with a city loan or WISH grant. (fhlbsf.com)

FHLBank San Francisco — WISH 4‑to‑1 Matching Grant

WISH provides a 4‑to‑1 match up to the FHFA‑set annual maximum for down payment/closing costs via participating lenders. For 2025 the maximum is $32,099,with$12 million allocated bank‑wide. You must be a first‑time buyer with income at or below 80% of area median income. Funds are limited and reserved by lenders; apply early each year. (fhlbsf.com)

• Where to start: Call your bank or credit union and ask if they participate in WISH, and compare with a GSFA gift or city grant if available. Read the retention rules (forgiveness over time) and plan to occupy for the full period. (fhlbsf.com)

What to do if this doesn’t work: When WISH runs out, ask about the bank’s other special‑purpose credit programs, pair MyHome with a small family gift, and ask your lender to price lender credits to cover remaining closing costs. (calhfa.ca.gov)

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Quick Comparison — Statewide Down Payment Help

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Federal Mortgages That Stack Well in California

• FHA (Federal Housing Administration) — minimum 3.5% down payment in most cases; that 3.5% can be covered by approved assistance like MyHome or GSFA. Verify property standards with your lender. Use HUD FHA overview, FHA Resource Center, and HUD counseling for questions. (hud.gov)
• VA loans (for eligible Veterans/servicemembers) — often zero down, no mortgage insurance, and flexible guidelines; call 1-877-827-3702 for help. See VA Home Loans, Eligibility, and VA press update. (benefits.va.gov)
• USDA Rural (Guaranteed or Direct) — zero down in eligible rural areas if you meet income rules, with payment assistance on Direct loans that can bring effective rates as low as 1% for very‑low income buyers. Check USDA Guaranteed, USDA Direct, and property eligibility maps with your lender. (rd.usda.gov)

What to do if this doesn’t work: If you’re shut out on FHA or USDA due to property conditions or area eligibility, ask lenders to price a conventional loan with GSFA assistance, and keep your WISH or city grant as a closing‑cost cushion.

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Local and Regional Programs (Most Useful to Single Moms)

Funding shifts often. Always call to confirm current availability before applying, and ask for a participating lender list.

Los Angeles City — LIPA/MIPA

LA City’s Low‑Income Purchase Assistance (LIPA) and Moderate‑Income Purchase Assistance (MIPA) provide deferred “soft second” loans to cover down payment, closing, and acquisition costs. LA increased amounts in 2024 (e.g., LIPA up to $140,000;MIPAupto$115,000/$90,000 tiers), and uses set reservation rounds in 2025. Apply via participating lenders and follow the reservation calendar. (housing.lacity.gov)

• Start with LAHD First‑Time Homebuyers, review LIPA/MIPA update, and confirm 2025 reservation dates on LAHD’s program page. For questions, call 1-213-808-8800 (LAHD) and request a list of active lenders. (housing.lacity.gov)

What to do if this doesn’t work: If you miss a reservation round, pivot to LACDA HOP120 (LA County) for up to $85,000 or 20% (whichever is less), pair with GSFA, and ask a WISH lender about current grant availability. (lacda.org)

Los Angeles County — HOP120

LACDA’s HOP120 offers a 0% deferred second up to $85,000 or 20% of price (whichever is less), for first‑time buyers at or below 120% AMI. Properties must be in unincorporated LA County or participating cities. Apply via approved lenders. Call LACDA at 1-626-586-1853 or email HOP@lacda.org. (lacda.org)

• Use LACDA HOP120 press info, review participating cities, and check your eligibility with HUD counseling before shopping. Expect added time for city approval and inspections. (lacda.org)

What to do if this doesn’t work: If your target city is not on the HOP120 list, expand your search or pair GSFA assistance and WISH with a standard first mortgage.

San Francisco — DALP (including Educators‑DALP and First Responders‑DALP)

San Francisco’s Downpayment Assistance Loan Program (DALP) provides up to $500,000asashared‑appreciation,no‑paymentloanforeligiblefirst‑timebuyers.The2025cycleclosedJune2,2025;lotteryresultspostedJune25,2025,andMOHCDwillcontactapplicantsbyrankovermonths.Educators‑DALPandFirstResponders‑DALPalsoofferupto$500,000. (sf.gov)

• Use DALP 2025 page, Educators‑DALP, and First Responders‑DALP to track future rounds and read loan terms. For lender access, check MOHCD’s lender list update. (sf.gov)

What to do if this doesn’t work: Compete in the next cycle and meanwhile compare CalHFA MyHome and GSFA with a WISH grant to buy sooner in the Bay Area or nearby counties. (calhfa.ca.gov)

Santa Clara County — Empower Homebuyers SCC and HELP (HTSV)

Empower Homebuyers SCC is a county program administered by Housing Trust Silicon Valley, offering up to 17% as a deferred shared‑appreciation loan (no monthly payment). Income caps reach up to 120% AMI; buyers bring 3%. HTSV’s HELP program can offer up to 10% for buyers up to 140% AMI with similar shared‑appreciation features. (osh.santaclaracounty.gov)

• Start with County OSH Empower, review current income limits, and compare HELP guidelines. Expect several weeks for underwriting and education. (osh.santaclaracounty.gov)

What to do if this doesn’t work: If you’re over income for Empower, see whether HELP fits, and add WISH or GSFA to close the gap.

San Diego — SDHC First‑Time Homebuyer Programs

San Diego Housing Commission (SDHC) runs multiple down payment and closing cost programs for City of San Diego and County/partner cities. As of 2025, SDHC lists assistance up to 25% (capped amounts) in some low‑income programs, plus a middle‑income $50,000package($40,000 deferred + $10,000 grant). Funding status updates are posted; some tracks are limited or city‑specific. (sdhc.org)

• Use SDHC First‑Time Homebuyers, check the “Forms and Documents” by jurisdiction, and ask a participating lender about current funds and your best lane; timelines can stretch if you need property repairs before COE. (sdhc.org)

What to do if this doesn’t work: Shift to GSFA or pairing MyHome with a WISH lender while watching SDHC’s status page for re‑funding. (calhfa.ca.gov)

Alameda County — AC Boost (countywide) and Oakland (city)

AC Boost is a countywide shared‑appreciation loan up to $210,000 for eligible first‑time buyers; as of 2024 the last pre‑application round closed, with lottery ranks used to contact applicants as funds cycle. Monitor for new rounds and read layering rules (AC Boost can stack with other approved assistance). (acboost.org)

• For Oakland’s city CalHome program: funds were exhausted and the program has been suspended for new reservations; review the City’s page for updates and use participating lender lists to layer county and state aid. Check Oakland CalHome status and Additional homebuyer resources. (oaklandca.gov)

What to do if this doesn’t work: Until AC Boost opens again, stack GSFA, WISH, and MyHome if you meet limits, and widen your search radius. (calhfa.ca.gov)

Orange County — Santa Ana “My First Home” (city)

Santa Ana’s My First Home provides 0% deferred loans up to $120,000(low‑income)or$80,000 (moderate‑income), for first‑time buyers who live or work in Santa Ana and buy in the city. Funding is limited; the city runs workshops and posts current status online. (santa-ana.org)

• Review Santa Ana program page, browse documents/applications, and attend a city workshop before applying with a participating lender. (santa-ana.org)

What to do if this doesn’t work: If your target isn’t in Santa Ana or funds are out, ask lenders about GSFA and bank special‑purpose credit programs while you watch for new city allocations.

Riverside County — District ARPA Down Payment Programs

Riverside County has district‑specific ARPA homebuyer programs (e.g., Fourth and Fifth Districts) offering up to 20% of purchase price (max $100,000), often as a 0% deferred second with potential forgiveness after 15 years when requirements are met. Contact HWS at 1-951-955-0784 and confirm your property is in the correct district boundary before you shop. (rivco.org)

• Start at the county news pages for your district’s program, verify current funding, and line up a county‑approved lender. Pair with WISH if you’re under 80% AMI for extra closing funds. (rivco.org)

What to do if this doesn’t work: If you’re outside the district maps, pivot to GSFA and CalHFA MyHome, and ask a counselor about USDA eligibility in nearby rural tracts. (calhfa.ca.gov)

Fresno — City and Nonprofit Options

The City of Fresno lists a Mortgage Assistance Program that has gone in and out of funding; always check current status with the Housing and Community Development division. In 2025, Fresno Housing’s Beyond Housing Foundation launched “OpenHome,” a private‑funded $25,000 grant for eligible first‑time buyers (limited pool), complementing WISH and bank credits. (fresno.gov)

• Check City of Fresno HCD page for program status, review OpenHome news, and contact Fresno Housing for updates. Stack with WISH if you’re under 80% AMI. (fresno.gov)

What to do if this doesn’t work: Ask lenders about GSFA and CalHFA MyHome, and check nearby county programs if you’re flexible on location. (calhfa.ca.gov)

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Timelines You Can Actually Plan Around

What to do if this doesn’t work: If you’re stuck in “awaiting funds,” ask your lender to switch to a backup (e.g., GSFA) and keep your WISH reservation alive; ask the seller for a short extension with your pre‑approvals attached.

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Required Documents — What Lenders and Agencies Will Ask For

• Government ID; last 30 days of pay stubs; last 2 months of bank statements; last 2 years of W‑2s/1099s; last 2 years of federal tax returns; child support orders (if applicable) and proof of receipt or obligation; residence history for 2 years; gift letters and source statements. Use CalHFA’s How to Apply, GSFA lender guides, and HUD counseling checklist as you gather. (calhfa.ca.gov)

What to do if this doesn’t work: If income is complex (overtime, tips, self‑employment), ask the lender’s underwriter to review your file early and get written conditions you can meet in 10 business days.

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Application Checklist — Print or Screenshot

• Government ID and Social Security card ready; scan PDFs and save to a cloud folder linked to your phone — use HUD counselor guidance to verify the acceptable documents.
• Income docs (pay stubs, W‑2s, 1099s, tax returns) organized by date; confirm with your CalHFA lender and your GSFA lender the exact format they want. (calhfa.ca.gov)
• Bank statements (all pages) for the last two months; if you’re receiving a WISH grant, collect proof of your own savings to meet the match. (fhlbsf.com)
• Completed homebuyer education certificate (CalHFA accepts eHome + 1‑on‑1 counseling) with your CalHFA file and any city/county requirements. (calhfa.ca.gov)
• Lender pre‑approval letter (exact program name listed) and any program reservation confirmations (e.g., GSFA lock, city reservation, county voucher). (housing.lacity.gov)

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Common Mistakes to Avoid

• Not holding a backup program — you need at least two, ideally three: for example MyHome, GSFA, and a local program like HOP120. Funds do run out. (calhfa.ca.gov)
• Assuming grants cover everything — many grants (like WISH) require your own contribution and have retention periods; read the award letter. Ask your lender for a “cash‑to‑close” memo before you open escrow. (fhlbsf.com)
• Waiting to get counseling — free, multilingual help at 1-800-569-4287 through HUD counseling can save weeks by fixing the file before underwriting.
• Shopping before income verification — confirm your income against program limits via CalHFA income tools and your city’s AMI charts, or you risk denial after appraisal. (calhfa.ca.gov)

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Reality Check — Delays and Denials Happen

• Expect 10–15 business days for non‑crisis applications to move through city/county approvals, longer in peak months. Always buffer your rate lock. Use program status pages, city notices, and county pages to monitor. (cloud.calhfa.ca.gov)
• Voucher and lottery systems (e.g., Dream For All and San Francisco DALP) have many more applicants than awards. Don’t pause your alternative paths. (cloud.calhfa.ca.gov)
• Program caps and income limits change. Always print or save the current guidelines the day you apply; if you’re denied, you’ll have documentation to appeal or to move quickly into a backup.

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Quick Reference Cheat Sheet

• Statewide base combo: MyHome + GSFA + WISH (if ≤80% AMI) — then add your city/county loan if open. (calhfa.ca.gov)
• Bay Area high‑cost: San Francisco DALP, Empower SCC, HELP (HTSV). (sf.gov)
• LA region: LAHD LIPA/MIPA, LACDA HOP120, GSFA programs. (housing.lacity.gov)
• San Diego: SDHC First‑Time Homebuyers, WISH, GSFA. (sdhc.org)
• Inland Empire + Rural: Riverside district ARPA DPAs (check district news), USDA Guaranteed, USDA Direct. (rd.usda.gov)

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Required Eligibility Rules (How They Usually Read)

• First‑time buyer status (no ownership in last 3 years) for programs such as CalHFA MyHome, WISH, and many city loans; specific exceptions exist (e.g., displaced homemaker). (calhfa.ca.gov)
• Income at or below program limits per county (MyHome), bank (WISH ≤80% AMI), or city banding (e.g., LA City low/mod tiers). Always check the current charts posted on CalHFA, FHLBank SF WISH, and your city’s page. (calhfa.ca.gov)
• Property and occupancy rules: primary residence only; program property limits and inspections (city programs often require repairs on health/safety items before closing). Ask your lender to coordinate appraisal “subject to” repairs if needed.

What to do if this doesn’t work: If you’re just over income, ask whether a larger family size, child‑care deduction (if allowed), or underwriting changes could shift your ratio; otherwise pivot to GSFA or city moderate‑income tracks where available.

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Tables — Local Program Snapshot

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How to Apply — Step‑by‑Step

• Step 1 — Call a counselor and choose your stack: Dial 1-800-569-4287 for HUD counseling and ask them to help pick a two‑ or three‑program stack (e.g., MyHome + GSFA + WISH). Bring income and family details. (calhfa.ca.gov)
• Step 2 — Get pre‑approved with a participating lender: Use CalHFA’s lender list and GSFA’s lender list, and ask whether they can also reserve WISH or your city’s program. Tell them you’re a single mom and need clear timelines and a backup path. (calhfa.ca.gov)
• Step 3 — Complete education early: CalHFA requires specific education (eHome + 1‑on‑1 counseling). Upload the certificate to your lender and have the counselor save a copy in case you switch lenders. Use CalHFA education rules. (calhfa.ca.gov)
• Step 4 — Reserve funds: Ask your lender to reserve GSFA/CalHFA and apply for WISH with a participating bank at the same time where allowed. Get written confirmation and expiration dates for every reservation. (fhlbsf.com)
• Step 5 — Find a property that passes program rules: Your city or county loan may require repairs or caps on price. Ask your agent to read the program’s inspection and purchase‑price guidelines (e.g., SDHC limits, HOP120 property caps, DALP terms). (sdhc.org)
• Step 6 — Lock and close: Review your “funds to close” worksheet once all assistance is approved. Keep your counselor copied on emails with your lender to prevent last‑minute surprises and to escalate quickly if needed.

What to do if this doesn’t work: If your lender stalls or a program vanishes mid‑process, call 1-855-411-2372 to reach the CFPB for complaint help, contact DFPI at 1-866-275-2677 if a California‑regulated lender is unresponsive, and re‑shop your file to a second participating lender immediately. (consumerfinance.gov)

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Local Organizations, Charities, and Support

• Habitat for Humanity affiliates — Many affiliates offer homeownership paths and sometimes limited down payment help. Check Habitat LA, San Diego Habitat, and Habitat Greater San Francisco for current ownership opportunities and workshops; funding opens and closes quickly. (habitatla.org)
• Nonprofit loan/grant partners — Look at Housing Trust Silicon Valley, Self‑Help Enterprises in the Central Valley, and Neighborhood Partnership Housing Services (NPHS) in the Inland Empire for education and local down payment opportunities tied to bank/community funds.
• Bank special‑purpose credit programs — Ask your bank about their SPCP for down payment/closing credits, compare with WISH, and verify terms with HUD counselors so you know exactly what’s forgivable. (fhlbsf.com)

What to do if this doesn’t work: If nonprofit funds are exhausted, get on notification lists, keep your education current, and pursue statewide stacks (CalHFA + GSFA + WISH).

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Diverse Communities — Tailored Notes and Resources

• LGBTQ+ single mothers: Use HUD counseling for inclusive, low‑barrier education, report discrimination through the California Civil Rights Department (CRD) or HUD Fair Housing, and ask lenders about bank special‑purpose credit programs that measure equitable access alongside WISH grants. (calcivilrights.ca.gov)
• Single mothers with disabilities or disabled children: Request accommodations and accessible communication from programs; ask for “large print applications” and virtual appointments via HUD counseling, explore USDA Direct if you need zero down outside cities, and use CRD if you face accessibility discrimination. (rd.usda.gov)
• Veteran single mothers: Start with 1-877-827-3702 for VA Home Loans (often zero down), add GSFA if you need closing help, and check WISH for matching funds under 80% AMI. VA notes that it guarantees loans that can reduce or eliminate the down payment; confirm your Certificate of Eligibility first. (benefits.va.gov)
• Immigrant/refugee single moms: Use HUD counseling for language support, verify acceptable documentation with CalHFA lenders, and report financial scams to DFPI at 1-866-275-2677 while you compare WISH rules on income and first‑time status. (dfpi.ca.gov)
• Tribal‑specific resources: If you’re a Native Veteran, consider the VA Native American Direct Loan (NADL) through your tribe; outside that, confirm trust land issues early with HUD counseling and layer with GSFA or WISH if eligible.
• Rural single moms (limited inventory): Ask about USDA Guaranteed or USDA Direct for zero down, then add GSFA to cover closing costs. Verify commute and school zones with your agent before you lock a rate. (rd.usda.gov)
• Single fathers who are primary caregivers: Most programs focus on household composition and income, not gender. Use CalHFA, GSFA, and WISH the same way outlined here, and lean on HUD counseling for time‑saving checklists.
• Language access: Many agencies provide translation or TTY relay services. Use TTY 711 for relay, ask HUD to connect you with language assistance, and request bilingual lenders through CalHFA’s lender directory. (hud.gov)

What to do if this doesn’t work: If you hit a barrier due to identity, disability, language, or family status, document and escalate to CRD and your lender’s compliance team; you can also call the CFPB at 1-855-411-2372 if the issue involves a financial institution. (calcivilrights.ca.gov)

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Resources by Region (Examples You Can Click and Use)

• Los Angeles Region: LAHD First‑Time Homebuyers, LACDA HOP120, Habitat LA, plus statewide stacks via CalHFA and GSFA. (housing.lacity.gov)
• San Francisco / Bay Area: DALP portal, Empower SCC, HELP (HTSV), and WISH. (sf.gov)
• San Diego / County Cities: SDHC programs, USDA maps for rural gaps, and GSFA for flexible layering. (sdhc.org)
• Inland Empire (Riverside/San Bernardino): Riverside County DPAs (district news), NPHS counseling/education, and stacks with WISH and GSFA.
• Central Valley (Fresno/Kern): Fresno HCD, OpenHome $25k, Self‑Help Enterprises education and loan packaging. (fresno.gov)
• Sacramento: SHRA Homebuyer Resources, WISH lenders, and CalHFA stacks for city/county properties. (shra.org)

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If Your Application Gets Denied — Troubleshooting

• Ask for the written reason — then request a “what would make this approvable” list from your lender or program administrator. Bring that letter to HUD counseling for a second opinion.
• Escalate lender issues — if timelines slip or communication stops, file a complaint with CFPB at 1-855-411-2372 and call DFPI at 1-866-275-2677 for California‑regulated lenders. (consumerfinance.gov)
• Pivot fast — keep a backup stack (e.g., GSFA + WISH) and a second lender pre‑approval so you can re‑submit the same week.
• Report discrimination — contact CRD at 1-800-884-1684 (TTY 1-800-700-2320) and HUD Fair Housing if a provider treats you unfairly due to family status, gender, disability, or other protected status. (calcivilrights.ca.gov)

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Real‑World Examples (How Moms Have Made It Work)

• A caregiver in LA stacked GSFA Platinum 5% assistance with a WISH 4‑to‑1 grant and a seller credit to bring cash to close under $5,000, using HUD counseling for budgeting. She missed an LAHD round but closed using GSFA reserve flexibility. (gsfahome.org)
• A teacher in San Jose used Empower SCC (17%) plus 3% of her own savings to reach 20% down and avoid mortgage insurance, with closing costs covered by lender credits after shopping two participating lenders. She completed education and got on the list weeks before writing offers. (osh.santaclaracounty.gov)
• A medical assistant in San Diego combined SDHC’s middle‑income $50,000package($40,000 deferred + $10,000 grant) with a small family gift and GSFA to clear closing. Her counselor timed the SDHC document set to avoid re‑signing in week five. (sdhc.org)

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FAQs — 10 Questions Single Moms Ask Most

• How much down payment do I really need in California: Many buyers close with 3%–3.5% down by stacking CalHFA MyHome, GSFA, and a WISH grant; FHA’s minimum is 3.5% and can be covered by approved assistance. Compare with zero‑down VA or USDA if eligible. (hud.gov)
• Is Dream For All open right now: As of September 2025 the application window is closed; status and vouchers are managed in the portal. Always verify current messaging on CalHFA’s page before counting on it. Use backups like MyHome and GSFA. (cloud.calhfa.ca.gov)
• Can I use multiple programs together: Yes, many stacks are allowed (for example MyHome + GSFA + WISH), but program guidelines control priority of liens and sources of funds. Ask your lender to confirm layering rules in writing. (fhlbsf.com)
• What credit score do I need: GSFA options may accept FICO as low as 620–640 depending on product; FHA/VA/USDA and conventional overlays vary by lender. Ask a participating lender to run your file through both GSFA and CalHFA pricing. (gsfahome.org)
• How long will this take: In a clean file, expect 30–45 days; add 10–15 business days when you include a city/county subordinate loan. Keep your documents current and respond to conditions within 24–48 hours. Use HUD counseling to troubleshoot bottlenecks.
• What if I face discrimination as a single parent: Document, then report to the California Civil Rights Department and HUD Fair Housing. Your counselor can also help you file. (calcivilrights.ca.gov)
• Who can I call when a lender won’t respond: File with the CFPB at 1-855-411-2372 (TTY 1-855-729-2372), and call DFPI at 1-866-275-2677; both offer language support and track lender behavior. (consumerfinance.gov)
• Are there truly forgivable funds: Yes — examples include WISH grants (forgive over time) and the gift portion of some GSFA options when offered. Always read your award letter for retention rules. (fhlbsf.com)
• What if my city’s program is closed: Stack statewide programs (MyHome, GSFA, WISH) and watch your city/county site for new allocations; get on notification lists and keep your education current. (calhfa.ca.gov)
• Does pre‑approval hurt me if I’m not ready yet: Soft checks may be used initially, but most lenders will need a full pull. Time your pre‑approval to an active plan within 60–90 days, and renew if your program window opens later. Use CalHFA and GSFA lender lists to compare. (calhfa.ca.gov)

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Tables — Documents and Timelines at a Glance

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Tables — Common Pitfalls and Fixes

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Spanish Summary — Resumen en Español

Esta sección es un resumen breve en español, traducido con herramientas de IA. Para orientación oficial, hable con agencias estatales y federales.

• Para ayuda con el pago inicial en California, combine programas estatales como CalHFA MyHome, opciones de GSFA, y el subsidio WISH si califica por ingresos. Llame a 1-800-569-4287 para asesoría de vivienda aprobada por HUD. (calhfa.ca.gov)
• Revise programas locales (por ejemplo LAHD LIPA/MIPA, LACDA HOP120, DALP de San Francisco) y confirme si hay fondos antes de hacer gastos. Para quejas con prestamistas, use CFPB 1-855-411-2372 o DFPI de California 1-866-275-2677. (housing.lacity.gov)
• Programas federales que ayudan: VA (cero enganche para veteranas elegibles), USDA (cero enganche en zonas rurales), y FHA (3.5% mínimo, puede cubrirse con ayuda). Llame siempre para confirmar disponibilidad actual. (benefits.va.gov)

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About This Guide

Compiled by the ASingleMother.org Editorial Team.

This guide uses official sources including:

• California Housing Finance Agency (CalHFA) — program pages and press updates. (calhfa.ca.gov)
• Golden State Finance Authority (GSFA) — Platinum and Golden Opportunities program details. (gsfahome.org)
• FHLBank San Francisco — WISH — grant caps and 2025 allocation. (fhlbsf.com)
• HUD — counseling, FHA information, and hotlines. (hud.gov)
• VA Home Loans — eligibility and benefits. (benefits.va.gov)
• USDA Rural Development — Guaranteed and Direct home loans. (rd.usda.gov)
• Local agencies such as LAHD, LACDA, SF MOHCD, SDHC, Santa Ana, AC Boost, and Riverside County HWS. (housing.lacity.gov)

Last verified September 2025, next review April January 2026.

Please note that despite our careful verification process, errors may still occur — email info@asinglemother.org with corrections and we respond within 72 hours.

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Disclaimer

This guide is informational and not legal, tax, or financial advice. Program terms, availability, and amounts change without notice; always confirm with the administering agency and your lender before relying on any program. Use HUD counseling, CFPB, and DFPI to resolve complaints or verify a provider’s status. (hud.gov)

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What to do if this doesn’t work

If you tried these steps and still can’t find funds that fit:

• Ask your counselor to create a 90‑day plan to qualify for GSFA while you watch for new city/county NOFAs; request lender credits to fill closing‑cost gaps.
• Check for rural eligibility under USDA if you can live a bit farther out; pair with WISH for closing costs while you save. (rd.usda.gov)
• If you suspect unfair treatment, document and escalate with CRD, then file with CFPB and DFPI if a financial company is involved. (calcivilrights.ca.gov)

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Tip: Always “call to confirm current availability before applying,” save PDFs of guidelines the day you apply, and keep at least one backup program live.

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🏛️More California Resources for Single Mothers

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