Blog > First-Time Home Buyer Programs in Silicon Valley (2026): Down Payment Help in Santa Clara and San Mateo Counties
First-Time Home Buyer Programs in Silicon Valley (2026): Down Payment Help in Santa Clara and San Mateo Counties
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Buying your first home in Silicon Valley? A handful of state, county and city programs can help with the down payment or the loan, though Silicon Valley prices and program limits don’t always line up. Here’s every program we could confirm on an official page for buyers in Santa Clara and San Mateo counties, what each offers, who it’s for and whether it’s open, as of late October 2026.
The short answer
- 33 programs we could confirm: 7 statewide, 3 in Santa Clara County, 3 in San Mateo County and 20 run by cities.
- Open now, per their pages: CalHFA FHA Loan Program, CalHFA Conventional Loan Program, CalHFA VA Loan Program, CalPLUS with the Zero Interest Program (ZIP), CalPLUS Access with MyAccess, MyHome Assistance Program, Cupertino BMR Purchase Program (2027 waitlist applications through October 31, 2026), Campbell BMR Homeownership Program and San Mateo County Employee Down Payment Assistance Program (EDPAP) (County and Housing Authority employees only).
- Ended or closed: Empower Homebuyers SCC, Homebuyer Empowerment Loan Program (HELP) and HEART First Time Homebuyer Program loan; some city pages still list them.
- Income and price limits apply to nearly all of them, and they change; each program page has the current numbers.
- Most go through a participating lender, so start with a lender who works with the program you want, before you write an offer.
Plan your purchase
- 2026 loan limits for Santa Clara, San Mateo and San Francisco counties.
- The most affordable cities and Budget Lab.
- Talk to a Property Nerd about where these programs fit.
Statewide (California)
| Program | What it offers | Who it’s for | Status | Official page |
|---|---|---|---|---|
| CalHFA FHA Loan Program California Housing Finance Agency (CalHFA), through CalHFA-approved lenders | An FHA-insured first mortgage with a CalHFA 30-year fixed interest rate. | Buyers who will live in the home as their primary residence and meet CalHFA income limits; one occupying first-time borrower per loan must complete homebuyer education. | Open: offered through CalHFA-approved lenders; no pause or closure notice on the program page | program page |
| CalHFA Conventional Loan Program California Housing Finance Agency (CalHFA), through CalHFA-approved lenders | A conventional first mortgage insured through private mortgage insurance, with the rate fixed for the full 30-year term. | Buyers who will live in the home as their primary residence and meet CalHFA income limits; homebuyer education required for one occupying first-time borrower. | Open: offered through CalHFA-approved lenders; no pause or closure notice on the program page | program page |
| CalHFA VA Loan Program California Housing Finance Agency (CalHFA), through CalHFA-approved lenders | A VA loan with a CalHFA fixed-rate first mortgage. | Eligible veterans and service members buying a primary residence; CalHFA income limits apply (check the program page). | Open: listed among current CalHFA first mortgages; no closure notice | program page |
| CalPLUS with the Zero Interest Program (ZIP) California Housing Finance Agency (CalHFA), through CalHFA-approved lenders | An FHA or conventional first mortgage at a slightly higher 30-year fixed rate than CalHFA's standard loans, paired with the Zero Interest Program (ZIP) to help with closing costs. | Primary-residence buyers who meet CalHFA income limits; homebuyer education required for one occupying first-time borrower. | Open: offered through CalHFA-approved lenders; no pause or closure notice on the program pages | program page |
| CalPLUS Access with MyAccess California Housing Finance Agency (CalHFA), through CalHFA-approved lenders | An FHA or conventional first mortgage at a slightly higher 30-year fixed rate, paired with MyAccess, a junior loan for down payment or closing costs. | Primary-residence buyers who meet CalHFA income limits; homebuyer education required for one occupying first-time borrower. | Open: offered through CalHFA-approved lenders; no pause or closure notice on the program pages | program page |
| MyHome Assistance Program California Housing Finance Agency (CalHFA), through CalHFA-approved lenders | A deferred-payment junior loan for down payment and/or closing costs: up to the lesser of 3.5% of the purchase price or appraised value with an FHA first loan, or 3% with a conventional first loan. | First-time homebuyers who will live in the home and meet CalHFA income limits; one occupying first-time borrower must complete homebuyer education. | Open: offered with CalHFA first mortgages; no pause or closure notice on the program page | program page |
| California Dream For All Shared Appreciation Loan California Housing Finance Agency (CalHFA) | Down payment and/or closing cost help of up to 20% of the purchase price, capped at $150,000, used with the Dream For All Conventional first mortgage; repaid with the original amount plus a share of the home's appreciation when the home is sold, transferred or paid off. | At least one first-generation homebuyer; all borrowers must be first-time buyers, at least one a California resident, with household income within CalHFA's county limit. | Closed: the 2026 application window (February 24 to March 16, 2026) has ended, and no new round is announced on the page | program page |
Santa Clara County
| Program | What it offers | Who it’s for | Status | Official page |
|---|---|---|---|---|
| Empower Homebuyers SCC County of Santa Clara; administered by Housing Trust Silicon Valley | Was a 30-year deferred down payment loan with an equity-share component (Cupertino's city page describes up to 30% of the price, maximum $250,000); no new loans are being made. | Was for low- to moderate-income first-time buyers who live or work in Santa Clara County. | Closed: fully subscribed and no longer accepting new applications; the program officially sunsets June 30, 2026 | program page |
| Homebuyer Empowerment Loan Program (HELP) Housing Trust Silicon Valley | A down payment loan of up to 10% of the purchase price with no monthly payments and no interest; repaid with the original amount plus a share of appreciation proportional to the loan. | First-time buyers of a primary residence in Santa Clara County, Menlo Park or East Palo Alto with household income up to 140% of area median income; purchase price up to $800,000 per the program page. | Closed to new loans: Housing Trust's homebuyer page says all funds are allocated | program page |
| Habitat for Humanity East Bay/Silicon Valley Homeownership Habitat for Humanity East Bay/Silicon Valley (nonprofit) | Affordable homeownership in which buyers contribute hundreds of hours of sweat equity building their own or a neighbor's home. | Households earning 30%-80% of area median income with a housing need who are willing to contribute sweat-equity hours (per Cupertino's city page). | Not stated on the city page | program page |
San Mateo County
| Program | What it offers | Who it’s for | Status | Official page |
|---|---|---|---|---|
| HEART First Time Homebuyer Program (loan discontinued) HEART of San Mateo County (Housing Endowment and Regional Trust) | Now information only (an on-demand homebuyer webinar and materials); the HEART down payment loan is no longer offered. | Prospective first-time buyers in San Mateo County looking for information. | Ended: as of Jan 28, 2026 HEART restructured the program to be information-only and no longer offers the HEART loan | program page |
| San Mateo County Employee Down Payment Assistance Program (EDPAP) San Mateo County Department of Housing (County of San Mateo and Housing Authority of the County of San Mateo) | A $100,000 second-mortgage loan toward a home in San Mateo County, deferred for five years and then amortized over 30 years at 3%; plus a $5,000 closing-cost grant for employees moving into the county. | Full-time, permanent County of San Mateo and Housing Authority employees with at least 18 months of service who don't already own a home in the county; no income limits; Monterra Credit Union pre-approval required. | Open to eligible County and Housing Authority employees: quarterly drawings of five names; next drawing Dec 15, 2026 | program page |
| San Mateo County Mobile Home Loan Program HEART of San Mateo County, with County of San Mateo funding | Low-interest loans of up to $115,000 (30-year term, no down payment, rate capped at 4% and varying by income) to replace older mobile homes with new manufactured homes. | Lower-income residents (at or below 80% of area median income) of seven mobile home parks in unincorporated San Mateo County. | Active: expanded with $2.4 million approved June 2026 for 20 more loans | program page |
City programs
| Program | What it offers | Who it’s for | Status | Official page |
|---|---|---|---|---|
| Sunnyvale Below Market Rate (BMR) Home Ownership Program City of Sunnyvale City of Sunnyvale Housing Division | Below-market-rate homes for purchase with resale restrictions. | Moderate- and lower-income first-time buyers who meet income limits and have at least 10% cash toward the price; priority to those who live or work in Sunnyvale, then Santa Clara County, then surrounding counties. | Ongoing city program; current openings not confirmed | program page |
| Santa Clara Below Market Purchase (BMP) Program City of Santa Clara City of Santa Clara; administered by Hello Housing | Below-market-price homes for purchase; the latest offering was nine new homes (four townhomes, five condos) at 3131 El Camino Real priced $417,000 to $705,000. | First-time buyers who meet the City's BMP income and household-size rules (the 3131 El Camino Real homes were for 90%-120% of area median income); preference to people who live and/or work in Santa Clara. | Closed: 3131 El Camino Real pre-applications closed Aug 31, 2026; join Hello Housing's BMP interest list for future homes | program page |
| Mountain View BMR Ownership Program City of Mountain View City of Mountain View Housing; administered by HouseKeys | Below-market-rate homes for purchase, offered when units become available. | Low- and moderate-income buyers; preferences for households who live and work in Mountain View. | No units for sale: the city page says there are currently no BMR ownership units for sale | program page |
| Palo Alto BMR Housing Purchase Program City of Palo Alto City of Palo Alto; buyer selection by Alta Housing | Below-market-rate homes for purchase, priced by the City, with resale restrictions and a City right of first refusal. | Low- and moderate-income households; Palo Alto residents and workers get waitlist preference. | Waitlist: Alta Housing keeps the waitlist and applicants must submit a new application each July to stay on it | program page |
| Cupertino BMR Purchase Program City of Cupertino City of Cupertino; administered by Rise Housing Solutions | Below-market-rate homes for purchase created through the City's Housing Mitigation Program, offered from an annual waitlist. | Median- and moderate-income households; applications are sorted by priority points. | Open: 2027 ownership waitlist applications accepted Oct 1-31, 2026 (closes 11:59 p.m. Oct 31); everyone must reapply each year | program page |
| Milpitas BMR Homeownership Program City of Milpitas City of Milpitas Office of Housing; administered by HouseKeys | Below-market-rate resale and new-construction homes offered through HouseKeys opportunity drawings. | Income-eligible first-time buyers; create a MyHouseKeys account and request an Application ID to get notices. | Ongoing: HouseKeys site lists BMR resales and new-construction communities and says the program is being onboarded | program page |
| Morgan Hill BMR Ownership Program City of Morgan Hill City of Morgan Hill; administered by HouseKeys | Below-market-rate homes for purchase in new communities and resales, allocated by opportunity drawing. | Income-eligible households, including first-time buyers; check HouseKeys for current income limits. | Ongoing: HouseKeys site lists current ownership communities (Cayman, Crosswinds, Rosewood, The Gates) and a resale | program page |
| Gilroy Below Market Rate (BMR) Home Ownership Program City of Gilroy City of Gilroy; administered by Hello Housing since July 1, 2026 (previously HouseKeys) | Resales of the 250-plus homes in the program, often paired with deferred down-payment assistance for income-qualified households. | Low- and moderate-income households; check the program for current rules. | Ongoing: resales only; no new units are entering the program | program page |
| Campbell BMR Homeownership Program City of Campbell City of Campbell; administered by Housing Group | Below-market-rate homes for income-eligible first-time buyers, sold by lottery with long-term affordability restrictions. | Income-eligible first-time homebuyers; a workshop is required before applying. | Open per city page: 'Currently accepting applications for Winter 2026 Monarch Homeownership Lottery' | program page |
| Los Gatos Below Market Price (BMP) Program Town of Los Gatos Town of Los Gatos; administered by HouseKeys | Below-market-price homes in new developments and resales, sold to income-qualified buyers with deed restrictions. | Lower- and median-income households; create a MyHouseKeys account to enter drawings. | Ongoing: HouseKeys site lists one resale home (186 Smith Ranch Ct) | program page |
| Los Altos BMR Homeownership Program City of Los Altos City of Los Altos Housing | Below-market-rate homes for purchase; the latest offering was two units at 425 First Street. | Income-qualified buyers ranked by the City's priority guidelines, with pre-approval from a City-approved lender. | Closed: the 425 First Street sales application deadline was Aug 10, 2026 | program page |
| Redwood City BMR ownership homes City of Redwood City City of Redwood City Housing Services | Below-market-rate homes for sale within new developments, announced through the City's affordable housing notification list. | Income-eligible buyers; apply directly with the property's developer or manager (the City does not accept applications). | Sign up for City notifications; no current for-sale opening confirmed | program page |
| City of San Mateo BMR Ownership Program City of San Mateo City of San Mateo Neighborhood Improvement & Housing Division | Condos and townhomes sold below market with a permanent price restriction adjusted annually; the City keeps a first right of purchase. No City financing is available for these units. | Priority to first-time buyers (no principal residence owned in the past three years); income limits apply and a limited number of units are for low-income (80% of median) households. | Ongoing; the page lists no current units or deadlines | program page |
| Menlo Park BMR Housing Program (ownership) City of Menlo Park City of Menlo Park Housing Division | Below-market-rate ownership homes (68 in the program) priced to stay affordable over time. | Households within San Mateo County income limits for the unit's category; priority for people who have lived or worked in Menlo Park at least one year. | Interest list: sign up on the City page for updates; no for-sale units listed | program page |
| South San Francisco For-Sale BMR Program City of South San Francisco City of South San Francisco Housing Division | Below-market-rate homes for sale with resale restrictions that keep them affordable. | Low- to moderate-income buyers who will live in the home; an 8-hour HUD-approved first-time homebuyer course certificate dated within six months of applying is required. | Closed: 889 McLellan Drive is no longer accepting applications; its lottery was held Aug 11, 2026 | program page |
| Daly City BMR Housing Program (ownership) City of Daly City City of Daly City Housing & Community Development | Ownership homes in new developments kept affordable under the City's inclusionary ordinance, usually offered by pre-application and lottery. | Moderate-income households for ownership units. | No units or deadlines currently listed on the City page | program page |
| Foster City owner-occupied BMR homes City of Foster City City of Foster City Community Development | Owner-occupied below-market-rate homes under the City's inclusionary program, offered by lottery when available. | Income-eligible buyers; contact the City's Housing Coordinator for preferences. | No units available: City FAQ says there are no BMR owner units available and no waitlist | program page |
| San Carlos BMR Housing Waitlist City of San Carlos City of San Carlos Community Development (Housing) | A waitlist for below-market-rate affordable units; the top 25 eligible applicants are contacted when a unit opens. | Households under the City's income thresholds; preference for San Carlos residents and workers. | Waitlist: apply through Haven Connect; no set timeline for placement | program page |
| Belmont BMR homes City of Belmont City of Belmont; County of San Mateo interest list | Below-market-rate rental and ownership homes; owners must live in the home and cannot rent it out. | Households below median income; preference for income-qualifying households living in San Mateo County or recently displaced from housing there. | Join the County of San Mateo affordable housing interest list; no current listing confirmed | program page |
| East Palo Alto BMR Affordable Homeownership Program City of East Palo Alto City of East Palo Alto; administered by EPACANDO | Resales of the City's 53 below-market-rate ownership homes, offered by lottery. | Low-income households; extra lottery chances for people who live or work in East Palo Alto. | No unit listed: last resale lottery was December 2025; email bmr@epacando.org to be notified of the next one | program page |
Making a program work at Silicon Valley prices
- Check the price limit first. Some programs cap the purchase price or the loan; condos and townhomes are often the homes that fit.
- Below-market-rate (BMR) homes are a different path: cities sell some new homes at restricted prices, usually by application or lottery, with resale rules that keep them affordable.
- Line up the lender and the paperwork early; program approvals can add time, so build it into your offer.
- Stacking: some programs can be combined and some can’t; the program pages and your lender will say.
How we checked
Each program and its status come from the program’s own page or its administrator’s site (CalHFA, county and city housing departments and their partner agencies), read on October 29, 2026. Programs open and close, and limits change every year, so the program page is the final word. This is general information, not financial or legal advice.
Buying your first home here?
We’ll help you find the homes and neighborhoods that fit your budget and the program you’re using, and set up a search that catches new listings the day they hit. Call (408) 373-1660 or (650) 383-8606, or book a call. Commissions are negotiable, and we offer bundled services, so ask us what’s included.