What is the $10,000 Forgivable Loan Program?

The $10,000 Forgivable Loan Program is a down payment assistance program that provides eligible California homebuyers with up to $10,000 toward their down payment and/or closing costs. The loan carries no interest and requires no monthly payments. It is 100% forgiven over 5 years, as long as the borrower continues to occupy the home as their primary residence.

Does the forgivable loan ever have to be repaid?

No — as long as you remain in the home as your primary residence, the loan is fully forgiven over a 5-year period. If you sell or refinance before the 5-year period ends, any remaining balance may need to be repaid at that time.

Can the $10,000 be used for both down payment and closing costs?

Yes. The forgivable loan is flexible — funds can be applied toward your down payment, closing costs, or any combination of the two. This flexibility makes it easier to reduce your total out-of-pocket cost at closing.

Are there income limits for the forgivable loan program?

Yes. Income limits vary by county and are based on Area Median Income (AMI). Most counties allow incomes up to 150% AMI, with higher limits of up to 200% AMI available for first-generation homebuyers. Orange County's income limit for all homebuyers is $204,900, and $273,200 for first-generation buyers.

Do I have to be a first-time homebuyer to qualify?

No. The program is open to both first-time and repeat homebuyers. However, first-generation homebuyers — those who have never owned a home and whose parents have not previously owned — may qualify for higher income limits under the program.

What counties in California are eligible for this program?

The program is available in major counties across California including Orange, Los Angeles, Riverside, San Bernardino, San Diego, Ventura, Contra Costa, Napa, Placer, Sacramento, San Francisco, San Mateo, and Santa Clara counties.

What types of homes qualify for the forgivable loan program?

Eligible properties include owner-occupied single-family homes and condominiums that will serve as your primary residence. The property must be located in an eligible county in California.

$15,000 Forgivable Loan Program

Up to $15,000 for Down Payment and/or Closing Costs, 100% Forgiven Over 5 Years

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What is a Forgivable Loan Program?

Down Payment Assistance program (DPA) that can be used for more than a down payment!

Forgivable Loan with Mortgage - No Interest Funds for your Home Purchase

The $15,000 Forgivable Loan Program provides eligible buyers with a flexible solution to cover down payment and closing costs. As a forgivable second mortgage, this loan has no monthly payments or interest and is fully forgiven after 5 years, making homeownership easier and more affordable. Whether you’re a first-time buyer or purchasing your next home, this program helps you unlock savings and achieve your homeownership goals faster.

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$15,000 forgivable second mortgage available for eligible home buyers in California.

Program Details You Need to Know

$15K FORGIVABLE LOAN ELIGIBILITY

Great news! Qualified buyers can receive up to $15,000 to cover down payment and/or closing costs. Even better, this forgivable loan is 100% forgiven after 5 years as long as you remain in the home ($3K per year).

PROGRAM HIGHLIGHTS

Eligible buyers can use this forgivable loan for down payment or closing costs, up to a loan limit of $832,750. This program helps make homeownership affordable in California’s major metro areas. Note that if a buyer moves out of the home or sells it within 5 years, a portion becomes repayable but buyers are eligible to refinance the home (rate and term) if interest rates drop.

ELIGIBLE PROPERTIES

Eligible properties include condos and single-family homes in major counties across California. Income limits and purchase price limits apply to ensure the program supports homeownership where it’s needed most.

Our $15,000 forgivable home loan program (FLP) may be combined with either a traditional conventional mortgage (min 3% down) or Arbor's Community Mortgage program ($0 Down home loan) and may be used to cover closing costs (recurring, non-recurring fees), down payment and even interest rate buy-downs and prepaid mortgage insurance (MI).

Special Interest Rate Discounts

Buyers may qualify for stackable interest rate discounts based on their income and the location of the home. In some cases, you could receive up to 1.0% off your interest rate automatically—no special application needed.

Eligibility Scenario	Rate Discount	Stackable?
Loan amount is > $400,000	0.25%	✅
Property is in a Low-to-Moderate Income Census Tract (LMCT)	0.25%	✅
Buyer is a Low-to-Moderate Income Borrower (LMIB)	0.25%	✅
LMIB in Eligible CA County (Bonus Rate Tier)	0.25%	✅
LMIB + LMCT + Loan (All Three)	1.0%	—

See if you qualify!

Is our Down Payment Assistance Program (DPA) right for you?

"Achieve homeownership without the burden of saving for years – this program puts you closer to your dream home."

Helping you achieve your home ownership dreams.

We believe homeownership should be within reach for more people — not just those with perfect timing or large savings. That’s why our program is built to reduce upfront costs, educate buyers at every step, and work hand-in-hand with trusted Realtor partners. Whether you're buying your first home or coming back into the market, we're here to help you overcome the hurdles and unlock new opportunities.

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Note: there are thousands of eligible homes for sale right now throughout California! Check the income limits table below for eligible counties.

Forgivable Loan: Up to $10,000 toward down payment and closing costs – fully forgiven after 5 years.

No Interest, No Payments: No monthly payments, no interest – just assistance when you need it.

Immediate Savings: Use the loan to reduce out-of-pocket costs and unlock homeownership sooner.

Wide Eligibility: Higher income limits ensure the program supports more buyers in California.

Eligible Homes: Owner-occupied (primary residence) single-family homes and condos qualify under this program.

Verify Property Eligibility

Easily verify whether a home is eligible for one of our speciality finance programs ($0 Down / $10,000 grant / $15K forgivable loan program).

Income Limits

Most other down payment assistance programs (DPA) have lower income limits. We have higher income limits to help more buyers qualify!

COUNTY

ALL HOMEBUYERS

FIRST-GENERATION HOMEBUYERS*

(150% AMI)

(200% AMI)

Los Angeles

$162,150

$216,200

Orange

$207,900

$277,200

Riverside

$159,750

$213,000

San Bernardino

$159,750

$213,000

San Diego

$196,350

$261,800

Ventura

$203,400

$271,200

Contra Costa

$244,200

$325,600

Napa

$248,100

$330,800

Placer

$186,000

$248,000

Sacramento

$186,000

$248,000

San Francisco

$301,200

$401,600

San Mateo

$301,200

$401,600

Santa Clara

$308,250

$411,000

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* Higher Income Limits for First-Generation Homebuyers

Specifically designed for the unique needs of California Homebuyers

Higher Income Limits for CA Buyers

We believe in making homeownership accessible for everyone, especially those who are the first in their family to take this significant step. That's why we've recently updated our program to offer higher income limits for first-generation home buyers. Whether your parents have never owned a home or you grew up in foster care (or were adopted), this program has higher income limits to support higher California home prices.

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$30,000 forgivable second mortgage available for eligible home buyers in California.

How to Get Started with Your $0 Down Home Loan

1 Let's chat!

Successful buyers usually start with a quick phone call to discuss the process and get your questions answered. I'm here to be your guide through the entire process. Schedule a call today!

2 Complete an Online Application

Complete a short online application to get started. Once completed, you'll receive an email invitation to login to a secure portal where you'll upload supporting documentation including pay stubs, W2's, bank statements and driver's license.

3 Review your options

After we review your application and documentation, we'll determine a price range you qualify for and present you with detailed options so you can see how much your monthly payment is estimated to be for homes in various price ranges. Once you're comfortable with the estimates, we'll issue a rock-solid pre-approval!

4 Shop for your new home!

Once you're pre-approved for the $0 down home loan (and $10K loan or grant), the real fun begins! You'll work with your Realtor to find the right home and structure an offer, and I'll provide payment scenarios and support you throughout the process.

BEGIN THE APPLICATION PROCESS

Looking to buy a home that needs work (i.e. a "Fixer")? If down payment assistance isn't the right fit, our FHA 203(k) renovation loan lets you finance the purchase and repairs in one loan with just 3.5% down — no separate forgivable loan required.

$15,000 Forgivable Loan Program

Get Notified!

What is a Forgivable Loan Program?

Forgivable Loan with Mortgage - No Interest Funds for your Home Purchase

Program Details You Need to Know

$15K FORGIVABLE LOAN ELIGIBILITY

PROGRAM HIGHLIGHTS

ELIGIBLE PROPERTIES

Special Interest Rate Discounts

Is our Down Payment Assistance Program (DPA) right for you?

Helping you achieve your home ownership dreams.

Verify Property Eligibility

Income Limits

COUNTY

ALL HOMEBUYERS

FIRST-GENERATION HOMEBUYERS*

* Higher Income Limits for First-Generation Homebuyers

Higher Income Limits for CA Buyers

How to Get Started with Your $0 Down Home Loan

1

Let's chat!

2

Complete an Online Application

3

Review your options

4

Shop for your new home!

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