Last updated: July 19, 2026
Bottom line
California does not have one home-buying grant only for single mothers. Most help is based on income, first-time buyer status, location, mortgage type, employment, or available funding. A single mother can qualify under the same rules as any other eligible buyer.
The strongest statewide starting points are CalHFA MyHome, California Dream For All when a registration round is open, Golden State Finance Authority programs, and the WISH matching grant offered through participating banks and credit unions.
Assistance may be a grant, deferred loan, monthly-payment second mortgage, or shared-appreciation loan. Read the repayment rule before signing. The ASMOM California help guide covers related benefits.
If your housing need is urgent
Buying a home is not a fast answer to eviction, homelessness, an unsafe home, or rent due this week. A mortgage application normally requires credit review, income proof, lender approval, education, an accepted offer, inspection, appraisal, insurance, and closing.
- No safe place tonight: Call or search 211 California for shelter, rent, food, utility, and local family services.
- Eviction or housing loss: Use the ASMOM California emergency guide and contact legal help before any court deadline.
- Leaving abuse: Use a safer phone or device when possible. The ASMOM California safety guide lists confidential support paths.
- Need stable rental housing: The ASMOM California housing guide covers rental and shelter options.
Where to start this week
Get independent guidance
Call HUD housing counseling at 800-569-4287. Ask for a budget review, credit plan, and help comparing loan and assistance terms.
Choose approved lenders
Use a CalHFA-approved or GSFA-participating lender. Ask at least two lenders for written loan estimates using the same price and down payment.
Check the purchase city
Local help is tied to where the home is located. Search the city and county where you want to buy, not only where you live now.
Protect your emergency cash
Keep money for inspection, appraisal, insurance, moving, repairs, utility deposits, child care, and several months of normal family costs.
The official HUD counselor page lets you search by location. Counseling may be free or low cost, but ask about any fee before the appointment.
Quick program table
| Program | Current help | Application status | Important repayment point |
|---|---|---|---|
| CalHFA MyHome | Up to 3.5% with an FHA loan or 3% with a conventional loan | CalHFA is accepting reservations through approved lenders | Deferred junior loan with simple interest; not forgiven |
| Dream For All | Up to 20% of the price or appraisal, capped at $150,000 | The 2026 registration window closed March 16 | Principal plus a share of appreciation becomes due |
| GSFA Platinum | Up to 5.5% based on the first mortgage | Available through participating lenders | Assistance may mix a repayable second loan and gift funds |
| Golden Opportunities | Up to 5% based on the first mortgage | Available through participating lenders | Main assistance is a 15-year second loan; some funds may be a gift |
| WISH | Four-to-one match up to $32,837 in 2026 | Participating institutions reserve limited funds | True grant when all program rules are met |
| Local programs | City or county loans and limited grants | Openings, lotteries, and funds vary | Many are deferred or shared-appreciation loans |
Grant or loan? Know the difference
The word “grant” is often used loosely. A deferred loan becomes due later, a monthly-payment second mortgage adds another bill, and a shared-appreciation loan requires the original help plus part of the home’s value increase.
| Type of help | Monthly payment | When repayment may happen | Question to ask |
|---|---|---|---|
| Grant | Usually none | May be repayable if occupancy or other rules are broken | What conditions keep it forgiven? |
| Deferred loan | Usually none | Sale, refinance, transfer, payoff, or maturity | Does interest grow while payments are delayed? |
| Amortizing second loan | Yes | Paid monthly over its term | What is the full combined payment? |
| Shared-appreciation loan | Usually none | Sale, refinance, transfer, or another repayment event | How much future appreciation will I owe? |
Ask the lender to show every lien, interest rate, payment, maturity date, and repayment trigger in writing. Ask what happens if you refinance, sell early, transfer title, marry, separate, move for work, or need to leave for safety.
Statewide California programs
CalHFA MyHome
MyHome is a deferred-payment junior loan used with a CalHFA first mortgage. The official MyHome program page lists assistance up to the lesser of 3.5% of the purchase price or appraised value for an FHA loan, or 3% for a conventional loan.
Borrowers generally must be first-time buyers, meet county income limits, live in the property as their main home, and complete approved homebuyer education. Non-occupant co-borrowers are not allowed. Use the CalHFA buyer rules to check the first steps.
MyHome is not forgiven. CalHFA says subordinate loans can become due when the home is sold, refinanced, transferred, assumed, or when the first mortgage reaches maturity. Interest may accrue even though no monthly payment is required.
California Dream For All
The Dream For All program is a shared-appreciation loan used with a Dream For All conventional first mortgage. It can provide up to 20% of the purchase price or appraised value, with a maximum loan of $150,000.
The 2026 pre-registration window ran from February 24 through March 16 and is closed. CalHFA used random selection because demand was expected to exceed funding. Selected applicants received a limited period to finish review, shop for a home, enter a contract, and have an approved lender reserve the loan.
If you did not register, do not wait for this program. Build another plan with MyHome, GSFA, WISH, and local programs. Dream For All requires repayment of the original principal plus an agreed share of appreciation when a repayment event occurs.
GSFA Platinum
The GSFA Platinum program offers up to 5.5% for down payment or closing costs and is not limited to first-time buyers. Eligible mortgage choices can include FHA, VA, USDA, and conventional financing.
The terms depend on the option. Some help is a second mortgage, and some may be a non-repayable gift. A current option may use a 15-year second mortgage with monthly payments, while another option for eligible county employees uses a deferred second loan. Ask the lender to separate the loan and gift amounts before comparing offers.
GSFA Golden Opportunities
The Golden Opportunities program offers up to 5% and is also not limited to first-time buyers. Current program information says the main assistance is generally a 15-year second mortgage with monthly payments, with additional gift funds possible.
Both GSFA programs require a participating lender. Use the GSFA lender list and compare the first-mortgage rate, second-loan payment, fees, mortgage insurance, and total cash needed.
WISH matching grant
The Federal Home Loan Bank of San Francisco WISH program offers a four-to-one match, up to $32,837 in 2026, for eligible lower-income first-time buyers. Buyers must contribute funds, complete counseling, meet income rules, and work through a participating member bank or credit union.
You cannot apply directly to the Federal Home Loan Bank. Check the current WISH institutions and ask whether the institution still has funds to reserve.
Local California down payment help
Local programs may provide more help than statewide programs, but they usually have strict service areas, approved lenders, property limits, buyer contributions, education requirements, and limited funding.
| Area | Current program | Current status | Key reality check |
|---|---|---|---|
| City of Los Angeles | LIPA and MIPA | 2026 reservation rounds are posted | Zero-interest deferred loans include shared appreciation |
| Los Angeles County | HOP80 and HOP120 | Program information and lender steps are current | Up to $100,000 or 20% of price, whichever is less |
| San Francisco | DALP | Available through funding and lottery processes | Loan can be up to $500,000 and is not a grant |
| City of San Diego | Middle-income program | Current page lists funds available | $40,000 deferred loan plus $10,000 closing grant |
| Alameda County | AC Boost | No general pre-application window is open | Lottery-based shared-appreciation loan |
| Santa Clara County | Empower Homebuyers SCC | Closed to new applications and sunset June 30, 2026 | Only existing pre-approved applicants continue |
Los Angeles programs
The City of Los Angeles LIPA program currently lists up to $161,000 for eligible low-income first-time buyers. Its MIPA program lists up to $115,000 for moderate-income buyers. Both are zero-interest deferred loans with shared appreciation and use scheduled reservation rounds.
Los Angeles County homeownership programs list HOP80 and HOP120 assistance up to $100,000 or 20% of the purchase price, whichever is less. These are deferred second mortgages secured by the home.
San Francisco and San Diego
San Francisco’s DALP application can provide a loan up to $500,000 as funds are available. Buyers need education, an approved lender, and a complete application. Annual lottery and funding rules can limit access.
The San Diego programs page currently lists funds for the City’s middle-income option: a $40,000 deferred down-payment loan and a $10,000 closing-cost grant. The same page currently shows no funding for the City’s low-income program, so verify status before paying for an appraisal or inspection.
Closed or lottery-based programs
The current AC Boost application page says the general pre-application window is closed. Existing lottery applicants may still move through the process. Santa Clara County’s Empower Homebuyers page says the program stopped accepting new applications and sunset on June 30, 2026.
First-mortgage options to compare
Down payment help usually sits behind a first mortgage. Compare the full payment, not only the cash needed at closing.
- FHA: May allow a 3.5% down payment, with mortgage insurance and property rules.
- VA: Eligible service members, Veterans, and some surviving spouses should check VA home loans. Some buyers can finance without a down payment.
- USDA: The USDA housing programs include no-down-payment options in eligible rural areas.
- Conventional: Low-down-payment options may be available, but rules vary.
The ASMOM veteran benefits guide covers related military and survivor help. Do not assume that a zero-down first mortgage means zero cash at closing.
How to apply without wasting money
- Meet a housing counselor. Review credit, debt, savings, child care, transportation, and a safe monthly payment.
- Choose two approved lenders. Ask both to screen the same purchase price for CalHFA, GSFA, WISH, and local help.
- Finish required education. Ask whether the class must come from a specific approved provider and how long the certificate stays valid.
- Confirm funds before shopping. Ask whether the program is open, reserved, waitlisted, lottery-based, or out of funds.
- Get pre-approved. Do not confuse pre-qualification with a reviewed pre-approval.
- Ask before paying fees. Confirm the property, lender, and assistance can work together before spending on inspection or appraisal.
- Review final disclosures. Compare the first mortgage, every second lien, gift conditions, total payment, cash to close, and future repayment.
Documents and information to gather
Requirements differ, but most lenders and assistance offices ask for similar records. The ASMOM documents checklist can help you organize secure copies.
| Item | Why it matters | Helpful preparation |
|---|---|---|
| Identity and residency | Programs verify borrower and occupancy rules | Ask exactly which records are accepted |
| Pay stubs and employment | Shows current qualifying income | Include all jobs and explain gaps |
| Tax returns and W-2s | May be needed for variable or self-employed income | Keep complete signed copies |
| Bank statements | Shows funds and recent deposits | Do not move large sums without asking the lender |
| Debt statements | Used to calculate debt-to-income ratio | Include student, auto, credit, and support obligations |
| Support records | Child support may count only under lender rules | Bring the order and payment history if asked |
| Education certificate | Required by many assistance programs | Check provider and expiration rules |
Test the payment against real family costs
A lender’s maximum approval is not the same as a safe family budget. Add taxes, insurance, mortgage insurance, association dues, second-loan payments, utilities, maintenance, and commuting.
Then test that number against child care, food, health costs, school needs, support-payment changes, car repairs, and unpaid time when a child is sick. The ASMOM California child care guide, California food guide, and California utility guide may help stabilize those costs.
Do not empty every account
Closing with no emergency savings can turn a small repair, missed workday, or child care problem into a mortgage crisis. Ask the counselor what reserve amount fits your household.
Common mistakes to avoid
- Calling every program a grant. Many programs create a lien that must be repaid.
- Using the first lender you call. Rates, second-loan terms, lender fees, and program knowledge differ.
- Ignoring a closed program. Dream For All, AC Boost, and local rounds have firm windows or lotteries.
- Shopping in the wrong area. City and county programs apply only to listed locations.
- Changing finances mid-loan. Ask the lender before changing jobs, opening credit, co-signing, or moving money.
- Skipping inspection savings. Assistance does not protect you from repair costs.
- Ignoring discrimination. Housing and lending decisions cannot lawfully use protected characteristics.
If you are denied, delayed, or confused
Ask for the reason in writing. The problem may be credit, debt-to-income ratio, unstable income, missing documents, program income limits, property type, lender overlays, or exhausted funds. A denial by one lender does not always mean every loan or program will deny you.
- Ask what can change. Request a specific 60- to 180-day plan rather than a general instruction to improve credit.
- Try another approved lender. Compare program knowledge and lender-specific rules.
- Return to counseling. Review debt, savings, reports, and a safer purchase range.
- Challenge errors. Dispute inaccurate credit or application information through the correct process.
For mortgage-servicing, lending, or credit complaints, use the CFPB complaint form or the California DFPI complaint page. For housing discrimination, contact the California Civil Rights Department. The ASMOM California legal guide lists legal-aid starting points.
If a public benefit is denied while you are trying to steady your budget, use the ASMOM benefits problem guide and follow the deadline on the notice.
Backup options if buying is not ready
Waiting can be the safer choice when the monthly payment leaves no room for repairs or children’s needs. Use the next six months to reduce expensive debt, correct report errors, build reserves, and stabilize work and child care.
- Use the ASMOM California TANF guide if cash assistance may help during a work transition.
- Use the ASMOM California job guide if training or a higher wage would make ownership safer.
- Use the ASMOM California transportation guide if commuting costs are blocking savings.
- Use the ASMOM California community guide for local food, bills, counseling, and family support.
Phone scripts
Calling a housing counselor
“I am a single parent planning to buy in [city or county]. I need a budget and credit review before I choose a lender. Can you help me compare CalHFA, GSFA, WISH, and local programs?”
Calling an approved lender
“Please screen me for MyHome, GSFA Platinum, Golden Opportunities, WISH, and programs where I want to buy. Show me which funds are grants, which are loans, and the total monthly payment.”
Calling a local program
“Is your first-time buyer program accepting new applicants or reservations now? What is the next deadline, which lenders can submit, and what repayment happens when I sell or refinance?”
Calling after a denial
“Please give me the main denial reasons in writing. Which items can I correct, what timeline is realistic, and can another approved loan or assistance option be reviewed?”
Resumen en español
California no tiene una sola subvención para madres solteras que compran casa. La ayuda puede ser una subvención verdadera, un segundo préstamo, un préstamo diferido o un préstamo de valorización compartida.
Empiece con un consejero aprobado por HUD al 800-569-4287. Después hable con dos prestamistas aprobados y pida una comparación escrita de CalHFA MyHome, GSFA, WISH y los programas de la ciudad o el condado donde quiere comprar.
Dream For All cerró su registro de 2026 el 16 de marzo. MyHome sigue disponible por medio de prestamistas aprobados. Antes de firmar, pregunte cuánto tendrá que pagar cada mes y cuánto deberá cuando venda o refinancie.
FAQs about California down payment help
Are there down payment grants only for single mothers?
No. California programs normally use income, first-time buyer, location, mortgage, and funding rules rather than marital or parenting status.
Is CalHFA MyHome a free grant?
No. MyHome is a deferred junior loan with simple interest. It normally becomes due after a sale, refinance, transfer, first-loan payoff, or maturity.
Can I apply for Dream For All now?
No. The 2026 pre-registration window closed March 16. Only selected applicants can continue through the current voucher and lender process.
Is WISH a real grant?
Yes, for eligible buyers who meet all rules. It offers a four-to-one match up to $32,837 in 2026 through participating member institutions.
Can I use more than one assistance program?
Sometimes. Programs must allow the other liens, gifts, and loan terms. An approved lender must confirm the full combination before you make an offer.
How much cash will I still need?
It varies. You may need money for your contribution, inspection, appraisal, insurance, reserves, moving, repairs, and any closing gap not covered by assistance.
What should I do after a lender denial?
Get the reasons in writing, ask for a specific repair plan, meet a HUD counselor, and consider a second approved lender or a lower purchase price.
About this guide
This guide uses official federal, state, local, and other high-trust nonprofit and community sources mentioned in the article.
A Single Mother is independent and is not a government agency, benefits office, lender, law firm, medical provider, or tax advisor.
Program rules, funding, local availability, and eligibility can change. Always confirm details with the official program before you apply or make decisions.
Verification: Last verified July 19, 2026, next review October 19, 2026.
Corrections: If you see something wrong or outdated, email suggestions@asinglemother.org.
Disclaimer: This article is for general information only. It is not legal, financial, medical, tax, immigration, disability, safety, or government-agency advice.