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 AMI — above LIPA thresholds but still in need of DPA.
Eligibility at a glance
- First-time buyer?
- Yes
- FTB definition
- Has not owned a primary residence in the past 3 years.
- Minimum FICO
- 640
- Income limit
- Household income above 80% and at or below 120% of LA-area AMI. For a family of 4 in 2026, approximately $114,000–$170,000.
- Homebuyer education
- Required — LAHD-approved course.
- Minimum borrower contribution
- Minimum 1% of purchase price.
Repayment terms
Silent second mortgage — deferred, no payment, no interest during owner-occupancy. Due at sale, refinance, or transfer.
Term
30 years
Interest
0% (deferred)
Due at
Sale, refinance, or end of owner-occupancy
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 process as LIPA — apply through a participating lender, LAHD reviews, 60-90 day timeline.
Funding cycle: Annual NOFA tied to city fiscal year.
Things that trip borrowers up
- Same long timeline as LIPA — 60-90 days.
- Income verification is strict — moderate-income tier means lots of households hover near the 120% ceiling and get disqualified on year-over-year income growth.
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.