Updated · Mike Certo, NMLS #260555
San Diego Down Payment Assistance Programs
San Diego County has some of the deepest local down payment assistance in California. City and county programs put real dollars behind first-time buyers, on top of your regular loan. Cornerstone is a San Diego lender, so this is our backyard. Here's the practical map for 2026.
How does San Diego down payment assistance work?
San Diego DPA is local money that covers part of your down payment or closing costs on a first home. Almost all of it comes as a silent second loan: a 3% simple-interest lien recorded behind your main mortgage, with no monthly payment. You repay it later, when you sell, refinance, or move out, or at the end of a 30-year term. You pick one program per purchase, and it layers on top of an FHA, VA, USDA, or conventional first loan. The program you use depends on where the home sits and what your household earns.
SDHC — City of San Diego programs
The San Diego Housing Commission (SDHC) runs the City of San Diego's two first-time buyer programs, split by income. The low-income track is the most generous single program in the county. The middle-income track exists for buyers who earn too much for the low-income tier but still need help in an expensive market.
Low-income (at or below 80% AMI). Up to 17% of the purchase price for the down payment, capped at $125,000, plus up to 4% (max $10,000) for closing costs. The down payment help is a 3% deferred second due at sale, non-owner-occupancy, or end of term; the closing-cost help is a grant forgiven at closing. Sales price limit is $883,025 for attached or detached homes. You bring a minimum 3% (at least 1% from your own savings), and there is a $300 application fee. Credit floor is 640 up to a 45% debt-to-income ratio, or 720 to stretch to 50%.
Middle-income (80% to 150% AMI). A flat $40,000 down payment loan plus up to $10,000 for closing, on a home priced up to $1,250,000. The minimum buyer contribution drops to 1.5%, and the application fee is $150. Same 640 / 720 credit structure.
County of San Diego programs
The County runs two programs for homes outside the City of San Diego. Together they cover Carlsbad, Coronado, Del Mar, Encinitas, Imperial Beach, La Mesa, Lemon Grove, Poway, San Marcos, Santee, Solana Beach, Vista, and all unincorporated areas.
Down Payment & Closing Cost Assistance (DCCA), at or below 80% AMI. Up to 22% of the price for the down payment plus the lesser of 4% or $10,000 for closing, as a 3% deferred second over 30 years. Your own down payment plus the County's assistance is kept under 30% of the sales price, and if you put down more than 8% the County's amount is reduced. Income limits effective June 1, 2026 run from $97,950 for one person to $184,700 for eight.
Moderate-income PLHA program (80% to 120% AMI). Up to 17% of the price as a 3% simple-interest deferred second over 30 years. Total financing can reach 100% of the price, with an extra 5% allowed toward closing for a combined 105% loan-to-value. Your down payment plus assistance stays under 25% of the price. This program covers Coronado, Del Mar, Imperial Beach, Lemon Grove, Poway, Solana Beach, and unincorporated areas.
Chula Vista and El Cajon
Chula Vista. A 3% simple-interest deferred second (silent second trust deed) of up to 22% of the purchase price or appraised value, whichever is less, for households at or below 80% AMI. The loan cannot exceed $120,000, and the repayment term is 30 years.
El Cajon (manual updated December 2025). A deferred payment, 3% interest-bearing loan for buyers at or below 80% AMI, structured behind a first mortgage up to 100% combined loan-to-value. It carries a 1% reserve requirement, and unlike the SDHC grant, the principal is never forgiven: it is repaid when you stop occupying the home or at the end of the 30-year term.
San Diego DPA programs at a glance
| Program | Down payment help | Closing help | Income (AMI) | Price / CLTV limit | Terms |
|---|---|---|---|---|---|
| SDHC — City of San Diego, low-income | Up to 17% (max $125,000) | 4% (max $10,000) | ≤ 80% | $883,025 | 3% deferred, 30-yr; closing grant forgiven at close |
| SDHC — City of San Diego, middle-income | $40,000 | Up to $10,000 | 80%–150% | $1,250,000 | 3% deferred, 30-yr |
| County of San Diego — DCCA | Up to 22% | Lesser of 4% or $10,000 | ≤ 80% | Down + DPA < 30% of price | 3% deferred, 30-yr |
| County of San Diego — PLHA (moderate) | Up to 17% | Within 105% CLTV | 80%–120% | Up to 105% CLTV | 3% deferred, 30-yr |
| City of Chula Vista | Up to 22% (max $120,000) | — | ≤ 80% | Purchase or appraised value | 3% deferred silent second, 30-yr |
| City of El Cajon | 3% deferred loan | — | ≤ 80% | Up to 100% CLTV | 3% deferred, 30-yr; principal never forgiven |
Figures verified August 2026 against the SDHC, County of San Diego, Chula Vista, and El Cajon program guidelines. Income limits and amounts refresh periodically; we confirm your figures before you apply.
Eligibility, in plain terms
Four things decide which program fits: where the home is (City of San Diego, one of the County's named cities, Chula Vista, or El Cajon), your household income against that program's AMI tier, your credit (640 for most, 720 to push debt-to-income to 50% on SDHC), and first-time status (you have not owned a primary home in three years). The property must be your primary residence. Mike matches your address and income to the single program that gives you the most, then structures it behind your first mortgage.
Next step
Tell us the ZIP code you're buying in and your rough household income, and we'll tell you which San Diego program you qualify for and how much it puts toward your purchase. No pressure, no obligation. Our team calls you back within 5 minutes during business hours.
Related
- California down payment assistance programs (statewide + CalHFA)
- California first-time home buyer guide
- Free California loan guide
FAQ
How much down payment assistance can I get in San Diego?
It depends on the program and your income. SDHC's City of San Diego low-income program (at or below 80% of area median income) lends up to 17% of the price, capped at $125,000, plus up to 4% (max $10,000) for closing costs. The City's middle-income program (80% to 150% AMI) gives a flat $40,000. The County of San Diego lends up to 22% of the price for lower-income buyers. All are silent second loans, so you get one program per purchase, not several stacked together.
Do you have to pay back San Diego down payment assistance?
Usually yes, but not monthly. Most San Diego DPA is a 3% simple-interest deferred second loan: nothing is due each month, and you repay the balance when you sell, refinance, move out, or reach the end of the 30-year term. SDHC's closing-cost help is different, structured as a grant that is forgiven at closing. El Cajon's program is the strictest: its principal is never forgiven and must be repaid when you stop living in the home.
Who qualifies for down payment assistance in San Diego?
You generally need to be a first-time buyer (no ownership in the last three years), buy a primary residence inside the program's area, and fall under its income limit for your household size. Most programs set a 640 minimum credit score. The property has to be in the right jurisdiction: SDHC and City programs cover the City of San Diego, while the County program covers 13 named cities plus unincorporated areas, and Chula Vista and El Cajon run their own city programs.
What are the income limits for San Diego DPA in 2026?
They are set by program, by household size, and as a percentage of San Diego County area median income (AMI). For the County's 80% AMI program the limits effective June 1, 2026 run from $97,950 for a one-person household to $184,700 for eight. Moderate-income programs reach 120% AMI, and the City of San Diego's middle-income program stretches to 150% AMI. We verify your household's exact figure before you apply, since the numbers refresh annually.
What is the sales price limit for San Diego down payment assistance?
It varies by program. SDHC's City of San Diego low-income program allows a purchase price up to $883,025 for both attached and detached homes; its middle-income program goes up to $1,250,000. The County of San Diego programs cap the deal by combined loan-to-value instead of a flat price, allowing up to 105% CLTV on the moderate-income program (100% financing plus 5% toward closing).
Can I combine two San Diego assistance programs?
No. You use one down payment assistance program per home purchase. What layers is the assistance with your first mortgage: a single program like SDHC or the County DPA sits behind your FHA, VA, USDA, or conventional loan as a silent second. Trying to stack two DPA programs on one purchase is not allowed under the program rules.
How much of my own money do I need for a San Diego DPA loan?
Less than most buyers expect. SDHC's City of San Diego low-income program requires a minimum 3% buyer contribution with at least 1% from your own liquid savings, while the middle-income program drops that to 1.5%. Programs also cap how much down payment you can bring: the County keeps your down payment plus its assistance under 30% of the sales price on its 80% AMI program, and under 25% on the moderate-income program.
Which San Diego cities have their own down payment assistance?
Four layers exist. The San Diego Housing Commission (SDHC) runs the City of San Diego programs; the County of San Diego covers Carlsbad, Coronado, Del Mar, Encinitas, Imperial Beach, La Mesa, Lemon Grove, Poway, San Marcos, Santee, Solana Beach, Vista, and unincorporated areas; and the cities of Chula Vista and El Cajon each run their own first-time buyer programs. We match you to whichever one fits the home you are buying.