You do not always need 20% down. Many buyers use a smaller down payment, and there are programs that can help with the rest. Availability and rules change often, so treat this as a starting list of places to check.
Places to look
- California Housing Finance Agency (CalHFA). The state agency has offered programs such as deferred-payment down payment assistance and a mortgage credit certificate.
- San Diego Housing Commission. Offers homebuyer programs for people buying in the City of San Diego, which includes Ocean View Hills and Otay Mesa.
- County and city programs. Some local governments and nonprofit organizations offer help. Rudy keeps a list of what is open right now.
- Your lender. Many lenders have their own low-down-payment products and grant programs.
- Gift funds. Family gifts are commonly allowed, with a simple gift letter.
Common requirements
- First-time buyer status, often defined as not having owned a home in the past three years
- Income and purchase price limits that vary by program and area
- A homebuyer education class
- Living in the home as your primary residence
How to use this
1. Get pre-approved so a lender can tell you which programs you may qualify for. 2. Ask about each program's funding, income limits and any repayment terms. 3. Bring the details to Rudy and build them into your offer strategy.
Tools that help: the closing cost estimator shows how much cash you need to plan for.
Talk to a lender. Rates, loan programs and approvals come from lenders, not from websites or real estate agents. Talk to your own mortgage broker, or use our preferred lender, Rodrigo Ballon with CrossCountry Mortgage, at 858-735-0255. You are always free to choose any lender you like, and you can verify any lender’s license at nmlsconsumeraccess.org.
Funding is limited and can run out. Always confirm current terms with the program administrator or your lender.
More in Buyer Guides
- First-Time Buyer: The 10 Steps — A friendly checklist from first budget to keys, built for people buying for the first time.
- From Accepted Offer to Keys: Your Day-by-Day Timeline — What happens in the roughly 30 days after your offer is accepted, and what to do each week.
- Working With a Buyer's Agent: The Written Agreement and How It Works — What the buyer representation agreement covers, how agents are paid, and what to expect from a great one.
- Loan Types and 2026 Limits: Conventional, FHA, VA and Jumbo — A simple tour of your loan options, with this year's official San Diego County and Orange County limits.
- Property Taxes, Mello-Roos and HOA Dues: Know Your Monthly Number — How California property tax works, what special assessments and HOA dues are, and how to budget them.
- Homeowners Insurance: Get Your Quote Early and Keep It Simple — What a home policy covers, how to shop quotes, and why lining it up early makes closing smooth.
- Inspections and Disclosures: Your Information Advantage — The reports and forms that tell you everything about a home, and how to use them with confidence.
- Writing an Offer That Wins (and Still Protects You) — How to build an offer that stands out through price, terms and timing, with your interests protected.
- Closing Costs Explained — Every line on your closing statement, in plain English, with realistic ranges.
General information only, not legal, tax or financial advice. Programs, rules and limits change, so confirm details with your lender, escrow officer, attorney or tax professional.