Orange County is one of the most expensive places in the country to buy a first home, but it also has more down payment help than most buyers realize. Between CalHFA, the county, three cities and a federal home loan bank grant, some first-time buyers here can cover most of their down payment with assistance. The catch is that every program has its own income limit, price cap and funding window, and a few of the best-known ones are closed or limited to certain cities right now.
Below: what is actually open in late October 2026, who qualifies, and how to choose, from Ali Shariat, an Irvine Realtor and licensed loan officer. Program rules and funding change often, so confirm current status with the program or your lender before you write an offer.
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Orange County Programs at a Glance
- Statewide: CalHFA MyHome covers up to 3.5% of the price with an FHA loan or 3% with a conventional loan, as a deferred second loan. The Orange County income limit is $274,000.
- County: the Orange County Mortgage Assistance Program (MAP) lends up to $80,000 to buyers at or below 80% of area median income in unincorporated Orange County and 14 smaller cities.
- Cities: Santa Ana lends up to $120,000, Garden Grove up to $110,000, and Anaheim $50,000.
- Grant: the WISH program matches your savings 4 to 1, up to $32,837, through participating lenders.
- Closed for now: CalHFA Dream For All (the 2026 lottery ended March 16) and FHLBank San Francisco's Middle-Income Down Payment Assistance (2026 funds are fully allocated).
Who Counts as a First-Time Buyer
You don't have to be buying your very first home. CalHFA treats you as a first-time buyer if you haven't owned a principal residence in the past three years, and most city and county programs follow a similar rule. The county and city programs below require every buyer on the loan to be a first-time buyer.
Nearly every program also requires homebuyer education before you close. CalHFA accepts its online eHome course ($100) or a HUD-approved counseling agency. Santa Ana requires an 8-hour HUD course, Anaheim an in-person HUD seminar, and Garden Grove its own workshop. Take the course early. Some programs want the certificate before they'll reserve funds.
2026 Income Limits in Orange County
Most local programs use the state's 2026 income limits, which depend on household size. CalHFA sets one limit for the whole county. For a household of four:
| Limit | Household of 4 | Used by |
|---|---|---|
| 80% of area median (low income) | $148,850 | Santa Ana, Garden Grove ($110,000 loan), OC MAP |
| 120% of area median (moderate income) | $166,300 | Garden Grove ($50,000 loan) |
| 150% of area median | $207,900 | Anaheim |
| CalHFA Dream For All | $219,000 | Dream For All (any household size) |
| CalHFA first mortgages and MyHome | $274,000 | MyHome, CalHFA FHA, CalPLUS FHA (any household size) |
CalHFA's limits took effect for reservations on or after June 30, 2026 (CalHFA income limits). Programs count income differently, some include every adult in the household, so have a lender run your numbers before you rule a program in or out.
Statewide: CalHFA Programs
MyHome Assistance
MyHome is the program most Orange County first-time buyers end up using, because its income limit is high and it isn't awarded by lottery. It's a deferred second loan with simple interest: no monthly payment, repaid when you sell, refinance or pay off the first mortgage. It covers up to 3.5% of the price or appraised value (whichever is less) with a CalHFA FHA or CalPLUS FHA first mortgage, or 3% with a conventional loan. You have to use a CalHFA first mortgage through a CalHFA-approved lender, with a credit score of at least 640 for FHA (660 if the loan is manually underwritten).
CalPLUS FHA with ZIP
CalPLUS FHA pairs MyHome with a second assistance loan called ZIP, a 0% deferred loan of 2% or 3% of the first mortgage that can only go toward closing costs. Together they can cover most of the cash an FHA purchase needs. Our CalPLUS FHA guide has the details, and the California FHA guide covers FHA's own rules and mortgage insurance.
Dream For All (closed until the next round)
Dream For All is a shared-appreciation loan of up to 20% of the price, capped at $150,000, for first-generation buyers. Instead of interest, you repay the loan plus 20% of your home's appreciation (15% if your income is at or below 80% of area median). The 2026 round ran from February 24 to March 16 and was awarded by lottery, so it isn't taking applications now. If you're a first-generation buyer, take the required course and get pre-approved so you're ready when CalHFA opens the next round.
County Programs: OC MAP and the MCC
Orange County Mortgage Assistance Program (MAP)
MAP lends up to $80,000, capped at 20% of the price, at 3% simple interest deferred for 30 years. You need an income at or below 80% of area median, a price no higher than 85% of the county median, at least 1% of the price from your own funds, and every buyer must be a first-time buyer. The program says it is open and accepting applications (OC Affordable Housing Clearinghouse).
MAP only covers homes in unincorporated Orange County and these cities: Brea, Cypress, Dana Point, La Palma, Laguna Beach, Laguna Hills, Laguna Woods, Los Alamitos, Placentia, San Juan Capistrano, Seal Beach, Stanton, Villa Park and Yorba Linda. Larger cities such as Irvine, Santa Ana, Anaheim and Fullerton aren't on the list.
Mortgage Credit Certificate (MCC)
An MCC turns part of the mortgage interest you pay each year into a federal tax credit, which can lower your taxes for as long as you keep the loan. The county's MCC page says the program is available and funded through the National Homebuyers Fund. Ask the administrator for the current income and price limits before you count on it.
City Programs: Santa Ana, Garden Grove, Anaheim and Irvine
Santa Ana: My First Home
Santa Ana's My First Home program lends up to $120,000 at 0% interest, deferred for 30 or 45 years. It is currently accepting applications only from households at or below 80% of area median. You need a credit score of at least 640, an 8-hour HUD homebuyer course, at least 3% of the price from your own seasoned funds, and total debt payments of no more than 45% of income. Our Santa Ana guide covers the neighborhoods.
Garden Grove
Garden Grove lends up to $110,000 to low-income households (80% of area median) or up to $50,000 to moderate-income households (120% of area median). Both loans are 0% and deferred for 30 years. You put in at least 3% and attend the city's workshop, which runs in October, November and December 2026.
Anaheim: My Anaheim Home
My Anaheim Home lends $50,000 for the down payment at 1% simple interest, deferred for 30 years. Its income limit is the highest of the city programs, 150% of area median ($207,900 for a household of four). You put in at least 3%, the price can't exceed Anaheim's average home price, and you attend an in-person HUD seminar. Funds are first come, first served, so apply early. See our Anaheim guide.
Irvine
Irvine has no city down payment program open right now. The city proposed a workforce down payment assistance program in a May 2026 housing plan amendment, but it hasn't launched. The Irvine Community Land Trust sells resale-restricted homes on 99-year ground leases to households up to 120% of area median, when units become available. Irvine buyers usually rely on CalHFA, WISH and conventional low-down-payment loans. See our Irvine guide.
Huntington Beach, Fullerton and Costa Mesa
None of these cities has its own first-time buyer program open in 2026. Buyers there can use CalHFA, WISH and GSFA, and Fullerton buyers should note that the city isn't on OC MAP's eligible list.
Grants and Other Down Payment Options
WISH matching grant
The WISH program from the Federal Home Loan Bank of San Francisco is the closest thing to free money on this list. It matches $4 for every $1 you contribute, up to $32,837, for first-time buyers at or below 80% of area median who complete homebuyer counseling. You can only get it through a participating member bank or lender, the 2026 pool is limited, and the grant has a retention period, so selling or refinancing early can mean paying some of it back.
GSFA Platinum
GSFA Platinum offers up to 5.5% in assistance and doesn't require you to be a first-time buyer. The standard version is a 15-year second loan at your first mortgage's rate with monthly payments, so it isn't free money. It needs a 640 credit score and allows debt-to-income up to 50%. The limiting factor in Orange County is that the first mortgage can't exceed $832,750, which mostly fits condos and townhomes.
No federal first-time buyer credit yet
As of October 2026, Congress hasn't enacted a federal first-time buyer tax credit or down payment grant. Several bills have been proposed. Be wary of ads that describe them as available.
2026 Loan Limits in Orange County
Orange County is a high-cost area, so both FHA and conforming loans reach higher limits here than in most of the country (HUD loan limit lookup):
| Loan type | 1 unit | 2 units | 3 units | 4 units |
|---|---|---|---|---|
| FHA | $1,249,125 | $1,599,375 | $1,933,200 | $2,402,625 |
The 2026 conforming limit for a one-unit home in Orange County is also $1,249,125. FHA needs 3.5% down with a credit score of 580 or higher, or 10% down with a score from 500 to 579. Loans above the $832,750 baseline conforming limit are "high-balance" loans and can price a little differently. Above $1,249,125 you're in jumbo loan territory, where most assistance programs don't apply.
How to Apply, Step by Step
- Take homebuyer education first. CalHFA's eHome course or a HUD-approved agency covers most programs. Santa Ana, Anaheim and Garden Grove have their own course requirements.
- Get pre-approved with a lender that can use the programs you want. MyHome requires a CalHFA-approved lender and WISH a participating FHLBank member. Ask before you apply.
- Check funding and income limits. City and county money is limited and often first come, first served. Confirm the program is open and how it counts your household income.
- Shop inside the price caps. Anaheim caps the price at the city's average, MAP at 85% of the county median, and GSFA at an $832,750 loan.
- Plan your own cash. Most local programs require 1% to 3% of the price from you, plus closing costs that ZIP, seller credits or a WISH grant may help cover.
Some programs can be layered, for example a city loan with a CalHFA first mortgage, but each program's rules decide what can be combined. Your loan officer should confirm the combination before you make an offer.
Key Takeaways
- CalHFA MyHome is the most widely available help in Orange County: up to 3.5% of the price, with a $274,000 income limit in 2026.
- Santa Ana ($120,000), Garden Grove ($110,000) and Anaheim ($50,000) offer the largest local loans, mostly for low- and moderate-income buyers.
- OC MAP lends up to $80,000, but only in unincorporated areas and 14 smaller cities.
- WISH is a true matching grant of up to $32,837 for buyers at or below 80% of area median.
- Dream For All and FHLBank San Francisco's middle-income program are closed for 2026, and there's no federal first-time buyer credit.
FAQs
Is there a first-time home buyer grant in Orange County?
Yes, but most help here is a deferred loan rather than a grant. The main grant is WISH, which matches your savings 4 to 1 up to $32,837 for buyers at or below 80% of area median, through participating lenders. City and county programs such as Santa Ana's, Garden Grove's and OC MAP are loans you repay when you sell, refinance or reach the end of the term.
What is the CalHFA income limit in Orange County in 2026?
$274,000 for CalHFA first mortgages and MyHome, regardless of household size, for reservations on or after June 30, 2026. Dream For All has a lower limit of $219,000.
How much down payment assistance can I get in Santa Ana?
Santa Ana's My First Home program lends up to $120,000 at 0% interest, deferred for 30 or 45 years. Right now it only accepts households at or below 80% of area median ($148,850 for a household of four), and you need a 640 credit score and at least 3% of the price from your own funds.
Is CalHFA Dream For All open right now?
No. The 2026 round took applications from February 24 to March 16 and awarded funds by lottery. Watch CalHFA's Dream For All page for the next round, and complete the required course and pre-approval in advance so you can apply quickly.
Can I use down payment assistance to buy in Irvine?
Yes, through statewide programs. Irvine has no city program open in 2026 and isn't covered by OC MAP, but CalHFA MyHome, CalPLUS FHA with ZIP, WISH and GSFA Platinum all work in Irvine, subject to their own limits.
Not sure which programs you qualify for, or how much home they put within reach in Orange County? Ali can review your income and savings as your loan officer, check which programs fit, and help you find the home as your Realtor. Contact Ali or call (949) 818-1000 for a free consultation.
