First-time home buyer programs in San Rafael, California — down payment assistance

San Rafael Down Payment Assistance

First-Time Home Buyer Programs & Down Payment Assistance in San Rafael, California

In San Rafael, CA, the down payment is the hurdle more often than the payment; the first-time home buyer programs here clear it: a grant with nothing to repay, forgivable second liens, and a repayable option that covers closing costs, on an owner-occupied home of one or two units (the nothing-to-repay option reaches four).

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Current Program Snapshot

Current down payment assistance guidelines, updated from one source.

The snapshot below is not typed onto this page — it is pulled from one down payment assistance guideline source and refreshed when that source changes, so San Rafael, CA always shows the options in force.

Down Payment Help

Up to 5%

Of the purchase price

The largest option is a repayable second lien that covers your down payment and can reach closing costs and prepaids too; the smaller options cover the 3.5% FHA minimum down payment, in whole or, on the lowest tier, in part.

Nothing to Repay

3.5%

Covers the FHA down payment, in whole or in part

This covers the 3.5% FHA minimum down payment in whole or, on its lower tier, in part, and is forgiven at closing: no lien on the home, no monthly payment, no interest. It opens on the area income limit or on a qualifying category.

Income Limit

None

On the forgivable and repayable options

The forgivable and repayable options have no income limit at all — one of the biggest advantages of this program. Only the nothing-to-repay option asks for income at or below 140% of the area median, or a qualifying category.

Credit

620

Credit score to start

The score that opens the nothing-to-repay option; the forgivable options start a step higher and the repayable options higher still. Two-borrower files may use a blended score on the second-lien options.

Assistance options offered in California — how much, what it costs to carry, and the credit it takes
Option	Assistance	What you repay	Credit · mortgage · units
Grant-style assistance — nothing to repay	2% or 3.5% of the price	Nothing — released at closing	620+ · FHA 203(b), FHA repair escrow, FHA Limited 203(k), FHA Standard 203(k) · 1–4 units
Forgivable second lien — three-year	3.5% of the price	Nothing after 36 on-time mortgage payments	640+ · FHA 203(b), FHA Limited 203(k), HUD-184, USDA · 1–2 units
Forgivable second lien — five-year	3.5% of the price	Nothing after 60 on-time mortgage payments	640+ · FHA 203(b), FHA Limited 203(k), HUD-184, USDA · 1–2 units
Repayable second lien — thirty-year amortization, ten-year balloon	3.5% or 5% of the price	Second lien, 30-year amortization, balloon in year 10	660+ · FHA 203(b), FHA Limited 203(k), HUD-184, USDA · 1–2 units
Closing-cost repayable second lien	3.5% or 5% of the price	Second lien, 30-year amortization, balloon in year 10	660+ · FHA 203(b) · 1–2 units
Refinance-cost second lien (repayable)	1% to 3.5% of the balance	Second lien, repaid	660+ · FHA 203(b) · 1–4 units

Current down payment assistance snapshot · updated September 7, 2026 · six options offered in California · no option requires a first-time buyer · no option combines with another assistance program · owner-occupied primary residences only.

Program Notice

This page describes down payment assistance at the program level. The option for any file comes from the credit tier, the first lien, the property, and the eligibility category; the first lien’s approval, the appraisal, and full underwriting decide the actual terms, subject to lender program eligibility. Nothing here is a quote, a fee, or a commitment to lend; the calculator’s rate is a market benchmark you can edit and its payment an estimate. Lendmire is never the lender and is not affiliated with FHA, USDA, HUD, or the federal government. Lendmire, LLC — NMLS #2371349. Equal Housing Opportunity.

San Rafael Down Payment Assistance Guide

What down payment assistance is — and how the options differ.

First-time home buyer programs are not one program; they are a family of down payment assistance options paired with a government-backed first lien, and the right one for a San Rafael, CA buyer depends on credit, the first lien, the property, and whether the help needs to reach closing costs.

For the program overview, see Lendmire’s down payment assistance program, or the statewide guide at Down Payment Assistance in California.

01.

Assistance covers the FHA down payment

The gap the program closes for a San Rafael buyer is the minimum investment: the assistance covers that share of the price, the first lien carries the rest, and the buyer’s own savings stay for the move.

02.

Four shapes: grant, forgivable, repayable, refinance

Nothing to repay, forgiven over time, or repaid with a balloon: the three purchase shapes in San Rafael, CA cover the same minimum investment and differ in what the buyer owes afterward, and a fourth, the refinance-cost option, serves an existing FHA loan.

03.

Credit floors, mortgage programs, and unit counts

A San Rafael file is placed by three things — the credit tier, the first-lien program, and the property — and the options table on this page shows the floor, the first liens, and the unit limit for every option offered in California.

04.

Eligibility without a first-time-buyer rule

A San Rafael buyer who has owned before is eligible; the second-lien options carry no income limit and no first-time-buyer rule, and the nothing-to-repay option opens on any one of four categories.

The Core Calculation

Price × the down payment share = the gap; the assistance option covers the gap

The calculator below runs this math on a price you enter. Choose an assistance option offered in California and add any cash of your own; it sizes the minimum investment, the assistance, what is left for closing costs, the FHA loan with its mortgage insurance, and the payment at an editable market benchmark rate.

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San Rafael Market Context

Where San Rafael’s first-time and moderate-income buyers shop — and how the assistance fits.

The share of San Rafael, CA households that rent, the median home value, and the median household income together sketch the gap the assistance closes for a first purchase.

Market context only. Value and income rarely move at the same pace; the market figures below show what a San Rafael home costs and how many households rent, and the calculator shows what that means for the minimum investment.

60,433Population (ACS 2020–2024)

$1,355,600Median owner-occupied home value (ACS 2020–2024)

47.0%Households that rent (ACS 2020–2024)

$119,435Median household income (ACS 2020–2024)

Data sources: U.S. Census Bureau — ACS 5-Year (2024) housing and population estimates, including tenure, home values, gross rents, and household income.

San Rafael Submarkets

Distinct San Rafael submarkets, distinct property rules.

A down payment assistance file in San Rafael reads differently by submarket — condominium approval, association packages, unit counts, and USDA eligibility all shift from one to the next.

01.

Manufactured homes on owned land

For San Rafael buyers looking at manufactured housing, the assistance is available on owned land, with single-width homes reaching only the option that accepts them. On a home at San Rafael’s median value, the FHA minimum investment comes to about $47,400 — the figure the assistance is built to cover.

Width and title decide the option

Market data: U.S. Census Bureau — San Rafael.

02.

New construction and infill

New construction in San Rafael works with the program; the appraisal and the builder’s timeline set the pace, and the assistance closes with the first lien like any other purchase. About 47% of San Rafael’s households rent — roughly 10,770 renter households, the pool the program exists for.

Builder timelines and appraisal

Market data: U.S. Census Bureau — San Rafael.

03.

Condominiums close to work

Condominiums are often the entry point in San Rafael, and the assistance follows the first lien: the building needs FHA approval, or a single-unit approval, before the down payment help can attach to it. The median owner-occupied home value in San Rafael runs near $1,355,600 on the latest Census estimate.

FHA project approval decides the file

Market data: U.S. Census Bureau — San Rafael.

04.

Small multi-unit homes, owner-occupied

A buyer who lives in one unit of a San Rafael duplex can use the program on the whole building; the nothing-to-repay option, which reaches four units, makes a house-hacking purchase reachable with the minimum investment covered. Median household income in San Rafael sits near $119,435 on the latest Census estimate.

Live in one unit, rent the others

Market data: U.S. Census Bureau — San Rafael.

05.

Older neighborhoods and renovation loans

In San Rafael’s established neighborhoods, a buyer can use the program with a limited renovation loan or, on the nothing-to-repay option, a standard one, so the down payment help and the repair budget close together. Median gross rent in San Rafael is about $2,377 a month — the payment many renters already carry.

203(k) with the assistance attached

Market data: U.S. Census Bureau — San Rafael.

06.

Townhomes and attached homes

In San Rafael, a townhome in a planned development pairs cleanly with the program; the association’s rules and dues are read alongside the first lien, and the assistance covers the down payment. San Rafael itself counts a population near 60K; it sits within the San Francisco-Oakland-Fremont, CA area.

PUD review, lower price points

Market data: U.S. Census Bureau — San Rafael.

Market context only. The option for a San Rafael file comes from the credit tier, the first lien, the property, and the eligibility category, never from the submarket.

How San Rafael Buyers Use the Program

Four ways San Rafael buyers put down payment assistance to work.

How San Rafael buyers put the program to work depends on the first lien, the property, and what the help needs to cover; these four paths cover most files.

Small multi-unit

Buy a small multi-unit home and live in one unit

House-hacking in San Rafael, CA pairs with the program when the buyer occupies a unit; the unit count decides which option applies, and the first lien carries the building.

First purchase

Buy a first home with the down payment covered

A San Rafael buyer with the income for the payment but not the cash to close uses the assistance to cover the FHA minimum investment, a grant with nothing to repay, and keeps savings for the move.

Renovation

Buy a home that needs work with a renovation mortgage

Renovation purchases in San Rafael, CA qualify for the assistance on the price before repairs, so the down payment help and the repair budget close together at one table.

Government mortgages

Pair the assistance with a USDA or HUD-184 mortgage

A San Rafael, CA buyer on a USDA or HUD-184 first lien uses the second-lien options, forgivable or repayable; the nothing-to-repay option pairs only with FHA first liens.

Assistance Sizer

Size the assistance on a San Rafael price before requesting a quote.

This tool applies the program to a San Rafael scenario: the price sets the minimum investment, the option and your cash set the down payment, and the FHA loan, mortgage insurance, and payment follow at the benchmark rate shown. Every field is editable; the rate is a market reference, not a quote.

Editable FHA scenario with assistance

San Rafael FHA payment with assistance

Seeded from San Rafael’s home values; every field is editable, and the estimate updates as you change the price, the option, your cash, or the rate.

Purchase price

Assistance option

Your own cash toward the down payment (% of price)

Term

Rate (%) — editable benchmark

Editable benchmark: 7.28% as of October 1, 2026 · Freddie Mac 30-year average via FRED®. A conventional market reference, not an FHA loan quote.

Property taxes (per year)

Homeowners insurance (per year)

Association dues (per month)

Gross monthly household income (optional)

Other monthly debt payments

—FHA minimum investment on this price.

—Annual mortgage insurance rate applied, and for how long.

Illustrative starting assumptions: a $600,000 price held below San Rafael’s median owner-occupied home value, where an FHA first lien is realistic, the strongest assistance option offered in California applied against the FHA minimum investment, a thirty-year term at the current Freddie Mac benchmark, property taxes and insurance estimated for California (U.S. Census Bureau). Every field is editable.

Estimated total monthly housing payment

—

Principal and interest, FHA mortgage insurance, taxes, insurance and dues, on the total loan with the upfront premium financed.

—Total down payment (your cash plus assistance)

—Assistance applied to the down payment

—Assistance left toward closing costs and prepaids

—Your cash toward the down payment

—Base loan amount

—Upfront mortgage insurance premium, financed

—Total loan amount

—Principal and interest

—Monthly FHA mortgage insurance

—Taxes, insurance and dues

—Housing and total debt ratios (with income entered)

—Where the file lands

See my offer Call 828-256-2183

Illustrative estimate only — not a Loan Estimate, approval, quote, or commitment to lend. The rate field carries the weekly Freddie Mac thirty-year conventional benchmark, a market reference and not an FHA loan quote; your rate is set by the lender at lock. FHA mortgage insurance follows HUD’s published schedule for the term, leverage and loan size entered; taxes, insurance and dues are editable estimates; closing costs are not included; a repayable second lien adds its own payment, which is not shown here. Consumer mortgage lending licensed in sixteen states. Lendmire is not affiliated with or acting on behalf of FHA, USDA, HUD, or the federal government.

Down Payment Assistance vs. the Alternatives

Same buyer, three very different closings.

The right structure for a San Rafael, CA buyer depends on savings, credit, the first lien, and whether the help needs to reach closing costs.

Structure Comparison

Assistance on an FHA loan, your own down payment, or assistance on a USDA or HUD-184 loan.

FHA with down payment assistance

Assistance that closes with the first lien: it covers the minimum investment; its shape is chosen by the credit tier and the first lien, with the eligibility category where the nothing-to-repay option is in play, and the second-lien options stay open to repeat buyers with no income limit.

FHA with your own minimum investment

Paying the minimum investment yourself keeps the closing simplest — no second lien, no category, no course; the trade is the months or years of saving that the assistance replaces. For the first lien itself, see Lendmire’s FHA loan program.

USDA or HUD-184 with assistance

Where the property is USDA-eligible or the buyer qualifies for HUD-184, the forgivable options and the ten-year repayable option carry the San Rafael file; the separate closing-cost option is FHA only. For the USDA first lien, see the USDA loan program.

Where each one fits

Assistance fits the buyer short of cash to close; the plain purchase fits the buyer with savings; the USDA and HUD-184 pairing fits eligible properties and borrowers — Lendmire places the San Rafael, CA file where it reads best.

Typical File Components

What to prepare for a San Rafael scenario review.

The documents a lender reads first on an assistance file.

Mortgage programFHA, USDA, or HUD-184 — with the county loan limit checked against the price, since only the repayable options carry a high-balance first lien.

Income documentationPay stubs, W-2s or tax returns, and any fixed income, read against the first lien’s rules and, for the nothing-to-repay option, the area income limit.

Assets and reservesStatements showing the buyer’s own funds for anything the assistance does not cover, plus any reserves the first lien itself requires.

Property detailUnit count, condominium approval status, manufactured-home width and title, USDA eligibility, and any association documents on file.

Assistance (second-lien) disclosuresOn the forgivable and repayable options, the second lien is a separate loan with its own number and disclosures; the repayable option carries a balloon disclosure.

Credit reportA tri-merge report with a score for every borrower; the option’s floor and the first lien’s rules both apply, and a blended score may apply on the second-lien options.

This is a general preparation guide, not a universal checklist. The selected lender may request additional information based on the mortgage, the assistance option, the property, and the eligibility category. Nothing here is legal or tax advice.

San Rafael File Considerations

Local details that can change the loan.

These are the points a lender reads on a San Rafael assistance file before the option is confirmed; each one can move the structure.

Before You Move Forward

Use these checks to keep the San Rafael file clean and fundable.

Before making an offer on a San Rafael, CA home, confirm the option, the county loan limit, and the property’s unit count and type.

Know the option: confirm the option is offered in the state.
Confirm the category: remember that the second-lien options need no category and carry no income limit.
Do not stack: check the first lien’s specialty programs against the option.

The option decides what you owe afterward

Choose the shape before the amount: the forgivable options cover the minimum investment and cost nothing to carry when the first lien stays current; the repayable option covers more and is repaid; where it is offered, a nothing-to-repay option released at closing costs nothing at all.

ii.

The eligibility category for the nothing-to-repay option

The category is checked at application on the nothing-to-repay option, together with the signed assistance application and the education certificate; no option requires a first-time buyer, and the second-lien options carry no income limit.

iii.

No stacking with other assistance

No option may be combined with another down payment assistance program in San Rafael, CA, and the nothing-to-repay and forgivable options do not combine with a high-balance first lien; one assistance option, one first lien, one closing.

iv.

Blended scores for two-borrower files

On the second-lien options, two occupying borrowers can qualify on the average of their representative scores when the higher earner has the higher score; the loan must carry an automated approval, and every borrower still needs a score.

Homebuyer education on the nothing-to-repay option

The nothing-to-repay option requires a HUD-approved homebuyer education or pre-purchase counseling course, online or in person; the buyer pays for it up front and the cost is credited back at closing. The second-lien options do not require it.

A Clear Process

From a San Rafael pre-approval to keys with the assistance in place.

The process for a San Rafael, CA purchase with assistance is deliberate, because the details around the assistance are what stall closings.

Pick the option

The first step is the option: which ones the credit opens, which the first lien allows, and which costs the least to carry for a San Rafael, CA buyer — settled before anything is ordered.

ii.

Get the mortgage approved

The first lien’s approval carries the file; the assistance is arranged alongside it, with the eligibility category and the education certificate in hand where they apply.

iii.

Clear the property

Property review runs in parallel with the first lien; the San Rafael home is checked against the option’s rules and the first lien’s, from the unit count to the association package.

iv.

Close both loans together

Final underwriting reads the whole San Rafael, CA file against the first lien’s rules and the option’s; the loan funds with the assistance in place and the second lien, where there is one, recorded behind it.

Why Lendmire

A brokerage that pairs the assistance to the loan.

An assistance file rewards preparation, and preparation is what a brokerage built for first-time and moderate-income buyers provides.

The option, matched to the buyer

Lendmire reads the options offered in California against a San Rafael buyer’s credit, first lien, property, and category before anything is ordered, and names the fit by cost to carry.

ii.

The mortgage, matched to the property

A San Rafael file is matched to the first-lien program that carries the property — FHA everywhere, USDA or HUD-184 where they fit — and the assistance option follows that choice.

iii.

The right wholesale program

Assistance programs differ across wholesale lenders in what they offer and where; Lendmire places a San Rafael, CA file where its credit, its first lien, and its property read best, subject to lender program eligibility.

Client Experiences

Trusted by first-time buyers & families alike.

Verified Google Reviews

    
 
 
          Joseph Edwards 
 
 
 
 Trustindex verifies that the original source of the review is Google. Highly recommend, Cori was awesome to work with and had great communication. She was very helpful and got us through everything to close.
  
 
         K Star Real Estate LLC 
 
 
 
 Trustindex verifies that the original source of the review is Google. Cori on the Lendmire team was phenomenal! She was two steps ahead through the entire process of purchasing an investment property.  She was solving problems before anyone knew there could have been a problem.  Great communication,  great availability,  all around a great person to work with.  She is the reason our deal closed.  We look forward to working with her again in the very near future!
  
 
         Tristen Mosley 
 
 
 
 Trustindex verifies that the original source of the review is Google. Alayna Pack is very knowledgeable, helpful, communicative, and transparent. Highly recommend.
  
 
         J Mills 
 
 
 
 Trustindex verifies that the original source of the review is Google. Leigh is absolutely the best! Professional yet personable, diligent, and incredibly responsive. She was with us throughout the process and helped us secure a competitive rate. Leigh went above and beyond to make sure all of our questions were answered, and offered deep explanations for questions that arose. We felt supported through the entire process and trust her expertise completely. 5 stars!
  
 
         Tyjuana Atkinson 
 
 
 
 Trustindex verifies that the original source of the review is Google. Awesome experience!!!!!!! Leigh had our best interest at heart from beginning to the end.
  
 
         Anna Hernandez 
 
 
 
 Trustindex verifies that the original source of the review is Google. Curt Galbraith was a Great Loan Originator and goes above and beyond for his clients, working with him on this transaction was so easy. I would recommend him for any Buyers looking to Buyer or Refinance. Great Service all around
  
 
         RustynKelli Shelton 
 
 
 
 Trustindex verifies that the original source of the review is Google. Brenda is absolutely one of the most professional hardworking lenders we have ever dealt with; she’s helped clients of ours and now us personally. Her communication is top notch, you never feel like you’re forgotten or left to figure things out on your own, great to answer questions and explain each step. Definitely recommend Brenda to walk along beside you in your purchase process!
  
 
         Isaac Alonzo 
 
 
 
 Trustindex verifies that the original source of the review is Google. As a first time home buyer Curt Galbraith was a wonderful man, he explained everything i had questions about and took time out of his day to meet up late at nights after my night shift, to explain things to me .Over all  Curt was really helpful all through closing and always there when you needed him. Thank you so much Curt for helping me through out the whole process.
  
 
         Jason Fleck 
 
 
 
 Trustindex verifies that the original source of the review is Google. Brenda, Samantha and the Lendmire team were absolutely fantastic to work with. We had to jump through some major hurdles to get this home done, which most lenders would have gave up, they kept pushing to get this home done for us. I would absolutely recommend Brenda and team to anybody. Thank you so much for your commitment, communication, perseverance through the whole process.

Jason & Brooke

Questions San Rafael Buyers Ask

San Rafael down payment assistance FAQs

The questions a San Rafael, CA buyer asks before requesting an assistance review, answered plainly.

Do I have to be a first-time homebuyer?

No — and that surprises most San Rafael buyers. The program has no first-time requirement; owning a home before does not close a single option, and being a first-time buyer is simply one of the doors into the nothing-to-repay option.

Is there an income limit?

The second-lien options have none; the nothing-to-repay option has an area income limit that a qualifying occupation, a first purchase, or an underserved tract can substitute for.

What first-time home buyer programs are available in San Rafael?

Four shapes paired with a government mortgage: a nothing-to-repay option released at closing; forgivable second liens with no interest and no payment, released after an on-time payment period; a repayable second lien with a balloon that also reaches closing costs and prepaids; and a refinance-cost option for an existing FHA loan. The options table on this page shows what is offered in California.

Do I have to pay the assistance back?

It depends on the shape you choose. Grant-style help is released at closing and never repaid; a forgivable second lien is forgiven after the on-time period; a repayable second lien is a real second loan with a balloon. A San Rafael buyer chooses by what they want to carry after closing.

What credit score do I need?

Each option has its own floor, starting in the low six hundreds on the nothing-to-repay option and stepping up on the forgivable and repayable second liens; every borrower needs a score, and two-borrower files may qualify on a blended score on the second-lien options. The snapshot shows the floors in force.

Can I combine this with another assistance program?

One option, one first lien, one closing — no combination with other assistance.

Can I use the assistance on a second home or a rental?

No. Every option is for an owner-occupied primary residence; on the forgivable and repayable options the home must stay the primary residence for the term of the second lien.

Can the assistance cover closing costs too?

The larger repayable option reaches closing costs; the others stop at the down payment. A San Rafael buyer short on both uses the larger option.

What does Lendmire do on a San Rafael first-time home buyer file?

Lendmire matches the option to the buyer and the first lien to the property, then runs both through approval and closing; it brokers the loan through its wholesale network and is never the lender.

What is the repayable option and when does it make sense?

The repayable second lien covers the minimum investment and closing costs, and it makes sense when the help has to reach closing costs or the first lien is high balance; plan around its balloon and read its disclosures as the loan it is.

Get Started

Talk through a San Rafael assistance file before the contract is signed.

A first read of a San Rafael assistance scenario takes a few minutes and commits you to nothing; the option, the category, and the property rules are explained before anything is ordered.

See my offer Size My Down Payment

Continue Exploring

This guide covers San Rafael — for the statewide options, categories, and property rules, see Down Payment Assistance in California, part of Lendmire’s down payment assistance program.

Nearby markets in California: Novato · Richmond · Berkeley · Vallejo · Petaluma · Daly City · Oakland · Alameda

Related programs: FHA Loans · USDA Loans · FHA 203(k) Rehab Loans