California State Programs
Statewide assistance programs available to Orange County residents
CalHFA MyHome Assistance
California Housing Finance Agency
Requirements
- •First-time buyer (or haven't owned in 3 years)
- •Complete homebuyer education
- •Meet income limits for Orange County
- •Primary residence only
CalHFA Zero Interest Program (ZIP)
California Housing Finance Agency
Requirements
- •Must use CalHFA first mortgage
- •Complete homebuyer counseling
- •Meet CalHFA income limits
- •Minimum 640 credit score
CalPLUS Conventional
California Housing Finance Agency
Requirements
- •Minimum 660 credit score
- •Maximum 45% debt-to-income ratio
- •Complete education course
- •Primary residence only
Orange County Local Programs
County and city-specific assistance programs
Orange County Housing Finance Trust
Type:
Deferred payment loan
Requirements:
- Income at or below 80% AMI
- Live in property for 15 years
- Complete 8-hour homebuyer course
- Contribute minimum $2,000
Income Limit:
$92,450 for family of 4
Neighborhood Stabilization Program
Type:
Forgivable loan over 5-15 years
Requirements:
- Purchase in designated areas
- Income below 120% AMI
- Owner-occupied commitment
- Property condition requirements
Income Limit:
Varies by city
City-Specific Programs
Type:
Various loan types
Requirements:
- Must buy in specific city
- Meet city income requirements
- Primary residence only
- Various other requirements
Income Limit:
Varies by program
City-Specific Programs
Contact each city directly for current availability
| City | Program | Assistance | Contact |
|---|---|---|---|
| Anaheim | Anaheim HOME Investment | Up to $75,000 | (714) 765-4300 |
| Santa Ana | Santa Ana Homeownership Program | Up to $80,000 | (714) 667-2200 |
| Irvine | Irvine Inclusionary Housing | Below-market units | (949) 724-6460 |
| Huntington Beach | HB Home Ownership Program | Varies | (714) 536-5582 |
| Garden Grove | Garden Grove HOME | Up to $60,000 | (714) 741-5150 |
| Fullerton | Fullerton Housing Assistance | Up to $50,000 | (714) 738-6897 |
Special Eligibility Programs
Programs for veterans, teachers, first responders, and rural buyers
Good Neighbor Next Door
Eligibility:
Law enforcement, teachers, firefighters, EMTs
Requirement:
Live in home for 3 years minimum
VA Loan Program
Eligibility:
Veterans, active military, eligible spouses
Requirement:
Meet VA service requirements
USDA Rural Development
Eligibility:
Rural area buyers under income limits
Requirement:
Property in USDA-eligible area
Additional Resources & Tips
Required Documents
- Last 2 years tax returns
- Last 30 days pay stubs
- Bank statements (2 months)
- Photo ID and Social Security card
- Proof of any additional income
Important Tips
- •Apply early - some programs have limited funding
- •Complete homebuyer education before applying
- •Don't make large purchases before closing
- •Keep all financial documents organized
- •Consider multiple programs - you may qualify for several
Frequently Asked Questions
Can I combine multiple assistance programs?
Yes, many programs can be combined or "layered." For example, you might use a CalHFA first mortgage with MyHome assistance for down payment, plus a city program for additional help. However, some programs have restrictions on combining with others. I'll help you identify which programs work together.
Do I have to be a first-time buyer?
Not for all programs. While many are designed for first-time buyers, "first-time" often means you haven't owned a home in the past 3 years. Some programs like VA loans and certain local programs don't have first-time buyer requirements at all.
What are the income limits for Orange County?
Income limits vary by program and household size. For 2025, Orange County Area Median Income (AMI) is approximately $116,000 for a family of four. Most programs serve those earning 80-120% of AMI. Some CalHFA programs go up to $210,000+ for larger households.
How long does the application process take?
The timeline varies by program. State programs like CalHFA can be incorporated into your regular mortgage process (30-45 days). Local programs may require separate applications and can add 2-4 weeks. Starting early and having all documents ready speeds up the process significantly.
Do I have to pay back the assistance?
It depends on the program type. Some are grants (no repayment), others are deferred loans (pay back when you sell/refinance), and some are forgivable over time (5-15 years). Silent second mortgages typically have no monthly payment but are due upon sale. I'll explain each program's terms clearly.