Los Angeles County, California Down Payment Assistance for First-Time and FHA Buyers

Buying in Los Angeles County or Orange County, California usually comes down to cash to close, FHA versus conventional fit, and which assistance can stack with the first mortgage. Vision One Mortgage, Inc. (NMLS #7861) helps borrowers map FHA, conventional, CalHFA-style assistance, and Fast 100 paths. Education only; final eligibility depends on underwriting and current program rules.

2026 FHA AND CONFORMING LIMITS FOR LA AND OC

Item | Typical FHA path | Typical conventional path | Notes for LA / OC (2026)

Occupancy | Primary residence | Primary residence | Investment / Non-QM is separate

Minimum credit | Often 580 for 3.5% down | Often about 620+ | Overlays can be higher

Minimum down | 3.5% | Often 3%–5%+ | Gift or DPA if allowed

2026 1-unit limit (LA and OC) | $1,249,125 FHA | $1,249,125 conforming high-cost | Confirm property county

MIP / PMI | Upfront plus annual MIP | PMI under about 20% down | FHA MIP may be life-of-loan under 10% down

Assistance | FHA first mortgage plus eligible DPA | Conventional plus DPA where allowed | Income, education, and occupancy rules apply

HOW DOWN PAYMENT ASSISTANCE MAY FIT

Eligible assistance can help with down payment and closing costs when program, income, education, occupancy, and underwriting requirements are met. Compare the assistance structure, repayment terms, household income limits, and the full monthly payment—not only the cash needed at closing.