How it works
MIPA (Moderate Income Purchase Assistance) is LIPA's moderate-income sibling — same LAHD administration, same silent-second structure, same 30-year term, just aimed at households between 80% and 120% of AMI.
MIPA is consistently under-marketed. Most LA borrowers and agents know LIPA exists; far fewer know MIPA exists. Brokers who actively track both programs have a distinct advantage with $120K-$160K household-income City of LA buyers who would otherwise believe they "earn too much" for DPA.
Stacking rules are identical to LIPA. The four-way stack — MIPA + MyHome + ZIP + MCC — works the same way, just with a $90K MIPA second instead of a $140K LIPA second.
Who it's for
City of LA first-time buyers with household income between 80% and 120% of LA County AMI — earning too much for LIPA but still need DPA. Dual-earner households $130K-$170K buying in LA City proper.
Eligibility at a glance
- First-time buyer?
- Yes
- FTB definition
- Has not owned a primary residence in the past 3 years.
- Minimum FICO
- 660
- Income limit
- Household income above 80% and at or below 120% of LA County AMI. AMI math is sensitive to household size — buyers near 120% often disqualify by bonus/overtime income.
- Homebuyer education
- 8-hour LAHD-approved course plus one-on-one counseling.
- Minimum borrower contribution
- 1% of purchase price from borrower's own funds.
Repayment terms
Silent second mortgage — 0% interest, deferred with SHARED-APPRECIATION recapture at sale, refinance, or transfer of title.
Term
30 years
Interest
0% (deferred)
Due at
Sale, refinance, or end of owner-occupancy (with appreciation share)
Property rules
- Eligible property types
- Single-family residence, Condo, Townhome
- Maximum purchase price
- Same LAHD annual sales-price limit as LIPA — typically $820K-$950K for SFR.
- Owner-occupancy required
- 30 years
Layering & first mortgage options
Works with these first mortgages: FHA, Conventional, VA
Same stacking rules as LIPA. MIPA and LIPA are mutually exclusive.
Stacks with
How to apply
Process: Same LAHD reservation system as LIPA — batch releases of 18-36 slots per round, several times per year. Reservation windows open and close in minutes.
Funding cycle: Active in 2026, reservation-gated, heavily oversubscribed. Runs concurrently with LIPA rounds.
Typical timeline: 60-90 days from reservation to close.
Things that trip borrowers up
- Same reservation batch system as LIPA — not first-come. Applicants miss their window if not pre-approved and ready.
- Income verification is strict — moderate-income tier means lots of households hover near 120% ceiling and disqualify on year-over-year income growth. Use conservative 12-month trailing income.
- Shared-appreciation recapture at refi — disclose early.
Frequently asked questions
- If my income is $130K, do I qualify for MIPA?
- Probably yes, depending on household size. 120% of LA AMI for a family of 4 in 2026 is approximately $170,000. A $130K household would be well within the MIPA range.