Buying your first home in Glendale or greater Los Angeles can feel out of reach, especially with high prices and competition. You might be wondering how to cover the down payment, qualify with student loans, or compete with all-cash offers. The good news: there are well-established programs that can lower your upfront costs and help you qualify with confidence. In this guide, you’ll learn the main first-time buyer programs available in Glendale and LA County, how they work, and the exact steps to get started. Let’s dive in.
How first-time buyer programs work
Most programs define a “first-time buyer” as someone who has not owned a home in the past three years. Some make exceptions for veterans or other targeted buyers. Always check each program’s definition before you apply.
Programs usually have income limits and purchase price caps that are tied to area median income. In a high-cost market like Los Angeles County, those limits are adjusted higher than many regions and are updated regularly. Confirm current limits on the official program pages before you make decisions.
Your credit, debt-to-income ratio, and cash reserves still matter. Many assistance options pair with a qualifying first mortgage, so you must meet the lender’s underwriting rules. Property type rules apply too. Single-family homes and many condos can qualify, but condo projects often require separate approval.
Finally, weigh the trade-offs. Some assistance is a deferred or forgivable second loan, while other aid is a grant. FHA loans require mortgage insurance, and conventional loans with less than 20 percent down require private mortgage insurance. The goal is to balance upfront savings with long-term cost.
Federal loan options you can pair with assistance
FHA loans
FHA-insured mortgages offer flexible credit guidelines and a low down payment, which can be helpful for first-time buyers in high-cost areas. You will pay mortgage insurance, so compare total costs across options. Review FHA’s consumer resources on the U.S. Department of Housing and Urban Development’s FHA page.
VA loans
If you are an eligible veteran or active-duty service member, VA loans can offer no down payment and no monthly mortgage insurance. Learn more on the Department of Veterans Affairs home loans page.
Conventional low down payment options
Conventional programs can be competitive if you have steady income and decent credit. Fannie Mae’s HomeReady program provides low down payment options with reduced mortgage insurance requirements for eligible buyers. Freddie Mac’s Home Possible is a similar path with its own rules. Your lender can help compare both.
USDA loans
USDA loans offer no down payment in eligible rural areas. They are generally not available within dense urban parts of LA County, but may apply in fringe areas. Ask your lender to check property eligibility if you are exploring outer parts of the county.
California state programs for first-time buyers
CalHFA first mortgages
The California Housing Finance Agency is a central hub for first-time buyer financing in our state. CalHFA partners with participating lenders to offer below-market-rate first mortgages and paired assistance. Explore current options on the CalHFA homebuyer programs page.
CalHFA MyHome Assistance
CalHFA’s MyHome Assistance Program is a popular way to cover part of your down payment and closing costs through a subordinate loan that works alongside a CalHFA first mortgage. Terms, income limits, and loan amounts change, so verify the latest on the CalHFA MyHome page.
Mortgage Credit Certificate (MCC)
An MCC does not provide cash at closing. Instead, it reduces your federal income tax liability, which can improve monthly cash flow and qualifying power if you have sufficient tax liability. In LA County, availability can vary by year. Check current offerings on the Los Angeles County Development Authority homeownership page and confirm whether Glendale purchases are eligible.
Regional and local assistance near Glendale
Los Angeles County programs
LA County periodically offers homeownership assistance, typically as deferred or forgivable second loans for eligible buyers. Program budgets, purchase price caps, and income limits change, and some applications open on a first-come basis. Start with the LACDA homeownership page and follow instructions for timing, eligibility, and participating lenders.
City of Glendale resources
Glendale’s Housing Services department sometimes administers local down payment assistance or inclusionary homeownership opportunities. Availability and details vary over time. Review the city’s current programs on the City of Glendale Housing Services page, then confirm how they combine with state or county options.
GSFA down payment assistance
The Golden State Finance Authority provides programs that can pair with FHA or conventional loans through participating lenders. The GSFA Platinum Program has offered grants or second liens to cover part of your down payment or closing costs. Rules about stackability and credit scores apply, so compare side by side with CalHFA.
Neighboring cities
Programs can be city-specific. If you are open to Burbank, Pasadena, or Long Beach, check their housing departments for current offerings. Income tiers, purchase price caps, and application windows vary.
Nonprofit education and counseling
Many programs require homebuyer education. You can find approved classes and counseling through the HUD housing counseling directory. Local nonprofits also provide education and support services for buyers in LA County. Ask your lender or agent to coordinate so your course meets program requirements.
What to expect in Glendale’s market
Glendale and the broader Los Angeles-Long Beach-Glendale area are competitive and high cost. That means qualifying within income and price limits is often your biggest hurdle, not just monthly payment comfort.
Entry-level inventory often includes condos. Factor HOA dues into your qualifying ratios and budget for reserves. If you plan to use FHA or certain conventional products, confirm condo project approval early to avoid delays.
Property taxes and special assessments can affect your monthly payment. In LA County, supplemental taxes and local parcel taxes may apply, depending on the neighborhood and property. Your lender will estimate these as part of your pre-approval.
Finally, think through commute and lifestyle trade-offs. You may choose a smaller home closer to work or a larger place farther out. Your plan should balance time, price, and long-term goals.
Can you stack programs?
Sometimes. Many buyers pair a primary mortgage with down payment assistance, and some add an MCC. Stackability depends on product rules and lender participation. For example, an FHA or conventional first mortgage may be combined with a state or GSFA assistance program, but not all combinations are allowed.
As a rule of thumb, verify stackability with a participating lender before house hunting. Your lender will model total costs, payments, and how any junior lien affects refinancing or future sales.
Step-by-step plan to get started
- Take a homebuyer education course. Choose a provider listed in the HUD counseling directory so your certificate satisfies program rules.
- Get pre-approved with a participating lender. Ask specifically about CalHFA, GSFA, and any LA County or Glendale programs you intend to use.
- Confirm eligibility and limits. Check income caps, purchase price limits, property type rules, and whether you meet the first-time buyer definition.
- Build your budget. Include down payment, estimated closing costs, prepaid taxes and insurance, HOA dues, and a reserve cushion.
- Target program-friendly properties. If you are considering condos, verify project approvals for FHA or conventional underwriting before writing offers.
- Write a strong offer. Your pre-approval and program documentation can help show sellers you are qualified and ready to close.
- Complete underwriting and closing. Expect appraisal reviews, title work, and recording of any down payment assistance liens. Ask your lender for a clear closing cost estimate.
Document checklist
- Government-issued ID and Social Security numbers for all borrowers
- Two years of tax returns and W-2s
- Recent pay stubs and bank statements
- Evidence of funds for closing and reserves
- Gift letters if using gifted funds
- Divorce decree or child support documentation if applicable
Key trade-offs to weigh
- Monthly cost vs. cash to close. DPA can reduce cash needed but may add a junior lien or affect rate options.
- Mortgage insurance. FHA requires it, conventional requires it under 20 percent down, and cancellation rules differ.
- Timelines. Program approvals and condo project reviews can add days. Build this into offer strategy.
- Future flexibility. Junior liens can affect refinancing or selling. Know repayment and forgiveness terms up front.
Ready to buy in Glendale?
You do not have to figure this out alone. If you want an advisor to map your loan options, coordinate education and lender introductions, and align your purchase with a long-term wealth plan, connect with Michael Ferrera. We will help you compare programs, build a smart offer strategy, and move from pre-approval to keys with confidence.
FAQs
What is the best first-time buyer program for Glendale?
- The “best” program depends on your income, credit, property type, and timeline. Compare CalHFA, GSFA, and any LA County or Glendale options side by side with a participating lender.
Do I have to be a first-time buyer to qualify for assistance?
- Many programs use a three-year rule for first-time status, though some offer exceptions for veterans or other targeted buyers. Check each program’s definition.
Can I use down payment assistance on a condo in Glendale?
- Often yes, but condos may require project approval for FHA or conventional underwriting. Verify approval early and include HOA dues in your qualifying ratios.
How much assistance can I get in LA County?
- Maximum loan or grant amounts change regularly and vary by program. Confirm current limits on the CalHFA, GSFA, LA County, or City of Glendale program pages before you apply.
Will assistance increase my monthly payment?
- It depends. Deferred or forgivable seconds may not change your monthly payment, while amortized junior loans will. Your lender can model the total cost with and without assistance.
What is a Mortgage Credit Certificate and is it worth it?
- An MCC reduces your federal income tax liability, improving monthly cash flow if you have sufficient tax liability. It does not provide cash at closing. Availability varies by year, so check LA County’s current status.
