Orange County is one of the most expensive places in the country to buy a first home, which makes the financing choices matter even more. The right low down payment loan and the right assistance program can change your cash to close by tens of thousands of dollars. This guide covers both for 2026: CalHFA’s current programs, the local help available city by city, Orange County’s loan limits and the taxes that surprise many new owners.
Quick answer
Most Orange County first time buyers start with an FHA loan at 3.5% down or a conventional loan at 3% down and add CalHFA’s MyHome Assistance Program, a deferred second loan of up to 3.5% of the price with FHA or 3% with conventional. CalHFA’s 2026 income limit for Orange County is $274,000. Dream For All’s 2026 round is closed, and the County of Orange program does not cover Huntington Beach, Anaheim, Santa Ana or Irvine, although Anaheim and Santa Ana run their own programs. The 2026 conforming and FHA loan limit in Orange County is $1,249,125.
How much do you need to put down on a home in Orange County?
Less than most buyers expect. Every major loan type has a low down payment option; the challenge in Orange County is price. The August 2026 median price of an existing single family home in the county was $1,452,500, according to the California Association of Realtors, so many first time buyers start with a condo or townhome.
| Loan type | Minimum down payment | Best fit |
|---|---|---|
| FHA | 3.5% with a credit score of 580 or higher | Buyers building credit or with higher debt to income ratios |
| Conventional | 3% for first time buyers and income based programs on loans up to $832,750; 5% on high balance loans above that | Buyers with good credit who want mortgage insurance that can be removed later |
| VA | 0%, with no loan limit for borrowers with full entitlement | Eligible veterans, service members and surviving spouses |
| CalHFA with MyHome | Part of the down payment covered by a deferred second loan | First time buyers within CalHFA’s income limit |
On a $750,000 condo, 3.5% down is $26,250 and 3% down is $22,500. Closing costs come on top of that, which is where assistance programs and seller credits make the biggest difference. If you have served, see our guide to VA home loans.
What does CalHFA offer first time buyers in 2026?
The California Housing Finance Agency (CalHFA) offers first mortgages through approved lenders and pairs them with deferred assistance loans that help with the down payment and closing costs.
- CalHFA FHA and CalHFA Conventional: 30 year first mortgages that can be combined with MyHome.
- MyHome Assistance Program: a deferred second loan of up to 3.5% of the price or appraised value, whichever is less, with CalHFA FHA, or up to 3% with conventional, VA and USDA loans. No monthly payment; it is repaid with simple interest when you sell, refinance, pay off the first mortgage or transfer title.
- CalPLUS with ZIP: a CalPLUS first mortgage paired with the Zero Interest Program, a 0% deferred loan of 2% or 3% of the first mortgage that can only be used for closing costs.
- CalPLUS Access with MyAccess: adds a 2.5% deferred loan on top of MyHome.
| CalHFA rule | 2026 requirement |
|---|---|
| First time buyer | Required whenever you add CalHFA assistance (no ownership of a principal residence in the past three years); not required for a CalHFA first mortgage on its own |
| Minimum credit score | 640 for FHA, VA and USDA; 680 for conventional, or 660 at or below 80% of area median income |
| Debt to income | Up to 50% with a 700 or higher score; 45% below 700 |
| Income limit, Orange County | $274,000 |
| Sales price limit | None; standard loan limits still apply |
| Homebuyer education | At least one first time buyer completes eHome online or a course with a HUD approved counselor |
| Residency | Every borrower must be a U.S. citizen, U.S. national or qualified alien |
On a $700,000 purchase with CalHFA FHA, MyHome could provide up to $24,500. CalHFA conventional loans above $832,750 are high balance loans, limited to 95% loan to value with an added fee. Our first time homebuyer and DPA loans page explains how these programs fit together.
What happened to California Dream For All in 2026?
California Dream For All is CalHFA’s shared appreciation program. It provides up to 20% of the price or appraised value, with a maximum of $150,000, as a deferred loan at 0% interest. When you sell, refinance or pay off the first mortgage, you repay the original amount plus 20% of the home’s appreciation, or 15% if your income is at or below 80% of area median income, with the appreciation share capped at 2.5 times the loan.
The 2026 round took applications from February 24 to March 16, 2026, chose applicants by random selection, and released vouchers on May 20, 2026. No new application window has been announced, so treat Dream For All as a program to watch rather than one to plan around. When it reopens, at least one buyer must be a first generation homebuyer, which generally means no home ownership in the last seven years and parents who do not currently own a U.S. home, or a history of foster care. The Orange County income limit for Dream For All is $219,000.
Is there local down payment help in Orange County?
Yes, but it depends on the city you buy in.
| Program | Where it applies | Amount and terms |
|---|---|---|
| County of Orange Mortgage Assistance Program | Unincorporated Orange County and 14 cities, including Brea, Cypress, Dana Point, Laguna Beach, Seal Beach and Yorba Linda; not Huntington Beach, Anaheim, Santa Ana or Irvine | Up to $120,000 at 80% of area median income or up to $80,000 at 120%, never more than 20% of the price; 3% simple interest, deferred for 30 years; price cap and participating lenders apply |
| My Anaheim Home | Homes inside Anaheim city limits | $50,000 at 1% simple interest, deferred for 30 years; buyer contributes at least 3% of the price; interest list |
| Santa Ana My First Home | Homes in Santa Ana | Up to $120,000 at 0% interest, deferred for 30 or 45 years; currently open only to households at 80% of area median income; 640 minimum credit |
| FHLBank San Francisco grant | California, Arizona and Nevada, through participating member lenders | Grant up to $40,000 for households between 80.01% and 140% of area median income; $10,000 buyer contribution; first come, first served |
Huntington Beach does not run its own down payment assistance program. The city’s Inclusionary Housing Ownership Program offers deed restricted homes at set prices to qualifying low, moderate and middle income buyers, with resale limits that can last for decades. Local programs often require their own participating lenders and work with some first mortgages but not others, so check the fit before you apply.
Not sure which program fits?
Jon can compare CalHFA, local programs and a standard loan side by side on the same home price.
What are the 2026 loan limits in Orange County?
Loan limits decide whether you use a standard conforming loan, a high balance loan or a jumbo loan. Orange County sits at the national high cost ceiling for 2026.
| County (one unit home) | 2026 conforming limit | 2026 FHA limit |
|---|---|---|
| Orange | $1,249,125 | $1,249,125 |
| Los Angeles | $1,249,125 | $1,249,125 |
| San Diego | $1,104,000 | $1,104,000 |
| Ventura | $1,035,000 | $1,035,000 |
| Riverside and San Bernardino | $832,750 | $690,000 |
In Orange County, conventional loans between $832,750 and $1,249,125 are high balance loans, which need at least 5% down and carry extra pricing. Our guide to high balance vs jumbo loans in Orange County explains the differences.
What taxes and closing costs should you plan for in Orange County?
- Documentary transfer tax: $1.10 per $1,000 of the price. No Orange County city adds its own transfer tax on top of the county’s; Huntington Beach’s share is credited against the county tax.
- Property tax: under Proposition 13, your base is 1% of the purchase price plus voter approved bonds and special assessments. File for the homeowners’ exemption, which takes $7,000 off your assessed value.
- Supplemental tax bill: a separate bill for the difference between the old and new assessed values usually arrives three to six months after you buy. Impound accounts generally do not pay it, so set the cash aside.
- Mello Roos: many newer communities sit in Community Facilities Districts that levy special taxes on the property tax bill. Sellers must disclose them, so check the amount before you commit.
- Lender, title, escrow and prepaid costs: a common planning range is 2% to 5% of the loan amount. Assistance programs and seller credits can cover part of it.
Use our mortgage calculator to test payments with taxes and insurance before you shop.
What are the steps to buying your first home in Orange County?
- Check your credit and budget. Decide on a monthly payment you are comfortable with, including taxes, insurance and any HOA dues, not just the maximum you qualify for.
- Take homebuyer education. CalHFA accepts the eHome online course or a HUD approved counselor, and the certificate is good for one year.
- Get preapproved with assistance built in. Ask to see your options with and without MyHome or a local program so you can compare the rate, payment and cash to close.
- Shop and make an offer. Your agent will write the offer on the California purchase agreement, including your deposit and contingency deadlines.
- Open escrow and complete underwriting. Keep your finances steady: no new credit, no undocumented deposits and no job changes without talking to your loan officer.
- Close and plan for the first year. Review your Closing Disclosure at least three business days before closing, and budget for the supplemental tax bill that follows.
Frequently asked questions
Do you have to be a first time buyer to use CalHFA?
Only if you add CalHFA assistance such as MyHome, ZIP or MyAccess. A CalHFA first mortgage on its own does not require it. CalHFA treats you as a first time buyer if you have not owned and lived in a home in the past three years.
How much is CalHFA’s MyHome Assistance Program in 2026?
Up to 3.5% of the price or appraised value, whichever is less, with a CalHFA FHA loan, and up to 3% with conventional, VA and USDA loans. It is a deferred loan that is repaid when you sell, refinance or pay off the first mortgage.
Is California Dream For All open in 2026?
Not right now. The 2026 application window ran from February 24 to March 16, 2026, and CalHFA released vouchers on May 20, 2026. No new window had been announced as of September 2026.
Does Huntington Beach have a first time homebuyer program?
Huntington Beach does not run its own down payment assistance program, and the County of Orange program does not cover the city. Buyers there typically use CalHFA assistance or the FHLBank San Francisco grant, and the city offers deed restricted homes through its Inclusionary Housing Ownership Program.
What is the 2026 loan limit in Orange County?
$1,249,125 for a one unit home, for both conforming and FHA loans. Conventional loans above $832,750 are high balance loans, and loans above $1,249,125 are jumbo loans.
Jon Shrum
President of KMC Financial and leader of Team Shrum, powered by ARBOR Financial Group. Helping Orange County homebuyers and homeowners buy, refinance and plan their next move.
NMLS #335447
Based in Huntington Beach, serving California
Buying your first home in Orange County?
See your real cash to close, with assistance included.
Jon Shrum and Team Shrum can compare CalHFA, local programs and standard loans on the same home price and show you the payment and the cash you need at closing for each.
Sources and official resources
- CalHFA: Current programs and rates
- CalHFA: MyHome Assistance Program
- CalHFA: Conventional loan program handbook
- CalHFA: Government loan program handbook
- CalHFA: Income limits by county
- CalHFA: California Dream For All
- County of Orange: Homeowner programs
- City of Anaheim: First Time Homebuyer Program
- City of Santa Ana: My First Home
- City of Huntington Beach: Inclusionary Housing Ownership Program
- FHLBank San Francisco: Middle Income Downpayment Assistance
- FHFA: Conforming loan limit values for 2026
- HUD: FHA mortgage limits lookup
- Orange County Treasurer Tax Collector: Supplemental property taxes
- Orange County Clerk Recorder: Documentary transfer tax
- California Association of Realtors: August 2026 home sales and prices
Information checked September 27, 2026. Rates, loan limits, program rules and assistance funding change, so confirm current terms before you rely on them.
This article is for general education only and is not a loan offer, commitment to lend, or tax or legal advice. Rates, terms, fees and programs vary by lender and are subject to change without notice. All loans are subject to credit approval, underwriting guidelines and property eligibility. Examples are illustrations, not quotes. Team Shrum, KMC Financial and ARBOR Financial Group are not affiliated with any government agency. Jon Shrum, NMLS #335447. KMC Financial is powered by ARBOR Financial Group. ARBOR Financial Group is a DBA of The Turnkey Foundation Inc., NMLS #236669 (NMLS Consumer Access). Equal Housing Opportunity.
