Down Payment Assistance Programs in Orange County, CA (2026 Guide)
Orange County is one of California's most competitive housing markets, with median home prices exceeding $1.1 million. If you are looking to buy a home in cities like Irvine, Anaheim, Huntington Beach, or Santa Ana, you might assume homeownership is out of reach without a massive down payment.
The reality? Orange County residents have access to multiple down payment assistance programs that can provide $20,000 to $150,000+ toward your home purchase. These programs combine state-level CalHFA assistance with county-specific grants and city programs.
This guide covers every DPA option available to Orange County homebuyers in 2026.
Quick Overview: Orange County DPA Programs
| Program | Assistance Amount | Income Limit | Best For |
|---|---|---|---|
| CalHFA MyHome | Up to 3.5% of purchase price | Varies by county | First-time buyers with FHA/Conv loans |
| CalHFA ZIP | 2-3% for closing costs | Same as MyHome | Buyers who need closing cost help |
| Dream For All | Up to 20% of purchase price | ~$180,000 | Lottery winners (when available) |
| City of Santa Ana | Up to $100,000 | 80% AMI | Santa Ana residents |
| Orange County Housing | Varies by program | 80% AMI | Low-moderate income buyers |
CalHFA Programs for Orange County Buyers
The California Housing Finance Agency (CalHFA) offers the most widely available down payment assistance for Orange County homebuyers.
CalHFA MyHome Assistance Program
This is the flagship DPA program for California buyers, including those purchasing in Orange County.
How much you can get:
- FHA loans: Up to 3.5% of purchase price (no dollar cap)
- Conventional loans: Up to 3% of purchase price
On a $900,000 home in Irvine with an FHA loan, you could receive up to $31,500 in down payment assistance.
Key features:
- No monthly payments—deferred until you sell, refinance, or pay off your mortgage
- Can be combined with CalHFA ZIP for additional closing cost assistance
- Available statewide, not income-restricted to specific cities
Orange County income limits for CalHFA (2026): The income limit for Orange County is approximately $228,000 for a family of 4 (varies by household size and specific program). This makes CalHFA accessible to most middle-income families in OC.
CalHFA ZIP (Zero Interest Program)
If you need help with closing costs in addition to your down payment, CalHFA ZIP provides an additional 2-3% of the loan amount as a zero-interest deferred loan.
Combined with MyHome, you could receive up to 6.5% of your purchase price in total assistance.
City of Santa Ana Homebuyer Programs
Santa Ana offers one of the most generous local DPA programs in Orange County.
Santa Ana First-Time Homebuyer Program
Assistance amount: Up to $100,000 as a deferred-payment loan
Eligibility:
- Must be a first-time homebuyer
- Household income at or below 80% of Area Median Income
- Must purchase a home within Santa Ana city limits
- Must complete homebuyer education
How it works: The loan has no monthly payments and is forgiven over time if you remain in the home. This program is administered through the Santa Ana Housing Authority and has limited funding—apply early when the waitlist opens.
Orange County Housing Authority Programs
The Orange County Housing Authority periodically offers DPA programs for low to moderate-income buyers.
What to know:
- Programs open and close based on funding availability
- Typically target buyers at 80% AMI or below
- May include Section 8 homeownership vouchers
- Check OC Housing Authority for current openings
CalHFA Dream For All (When Available)
The Dream For All Shared Appreciation Loan is California's most generous DPA program, offering up to 20% of the purchase price (capped at $150,000).
Orange County reality check:
- Program opens via lottery and sells out within hours
- 2024 funding was exhausted in 11 days
- Shared appreciation means you repay the assistance plus 20% of your home's value gain when you sell
- Worth trying if you can monitor the application window
How to prepare:
- Get pre-approved with a CalHFA-participating lender before the lottery opens
- Complete homebuyer education in advance
- Have all documents ready to submit immediately
- Sign up for CalHFA alerts at calhfa.ca.gov
Income Limits for Orange County DPA Programs (2026)
Here are the approximate income limits for Orange County:
| Household Size | 80% AMI | 120% AMI | 150% AMI |
|---|---|---|---|
| 1 person | $83,450 | $125,175 | $156,468 |
| 2 people | $95,400 | $143,100 | $178,875 |
| 3 people | $107,300 | $160,950 | $201,187 |
| 4 people | $119,200 | $178,800 | $223,500 |
Note: CalHFA uses different income calculation methods. These are estimates—verify with your lender.
Best Cities in Orange County for First-Time Buyers
While Orange County is expensive overall, some cities offer better opportunities for first-time buyers:
Santa Ana
- Most affordable median home prices in OC (~$750,000)
- Generous city DPA program (up to $100,000)
- Strong rental-to-ownership transition market
Anaheim
- Access to all CalHFA programs
- More affordable than coastal cities
- Growing job market near Disney and convention center
Fullerton
- Relatively affordable for North OC
- Good access to freeways and transit
- Charming downtown area
Lake Forest
- South OC option with more moderate prices
- Family-friendly with good schools
- Access to Irvine job market
How to Maximize Your DPA in Orange County
Step 1: Stack multiple programs You can often combine CalHFA MyHome + CalHFA ZIP + employer assistance programs for maximum help.
Step 2: Get pre-approved early Some programs have limited funding. Being pre-approved with a CalHFA-participating lender positions you to move fast.
Step 3: Complete homebuyer education Required for most programs and helps you understand the process. Free courses available through HUD-approved counselors.
Step 4: Consider condos and townhomes Single-family homes in OC are expensive. Condos and townhomes often qualify for DPA and can be a smart first step.
Step 5: Work with a local lender A mortgage broker familiar with Orange County DPA programs can help you navigate the options and stack assistance programs.
Common Questions About Orange County DPA
Can I use DPA on a $1 million home in Orange County?
Yes, many CalHFA programs work on homes up to the FHA loan limit (currently $1,149,825 in Orange County for a single-family home). However, you still need to qualify for the overall mortgage.
Do I have to be a first-time buyer?
For most programs, yes. California defines "first-time buyer" as someone who hasn't owned a home in the past 3 years. Veterans and buyers purchasing in targeted census tracts may have exceptions.
How long do I have to stay in the home?
Most DPA programs require owner-occupancy. If you sell, refinance, or move out, the assistance typically becomes due. Some programs offer forgiveness after 5-15 years.
Can I use DPA with a VA loan?
CalHFA offers programs specifically for veterans. You may be able to combine VA loan benefits with state DPA—check with your lender for eligibility.
Next Steps: Get Your Orange County DPA
Ready to explore your down payment assistance options in Orange County? Here's what to do:
- Check your income eligibility using the limits above
- Get pre-approved with a CalHFA-participating lender
- Complete homebuyer education (required for most programs)
- Apply for city-specific programs if you're targeting Santa Ana or other cities with local DPA
Need help navigating Orange County DPA programs? I specialize in helping first-time buyers maximize their assistance. Schedule a free consultation to discuss your options, or use our mortgage calculator to see what you could afford with DPA.
Aditya Choksi is a licensed mortgage loan officer (NMLS #2055084) serving Orange County, Los Angeles, Riverside, and San Bernardino counties. He specializes in first-time buyer programs, VA loans, and down payment assistance.