How it works
LA County HOP is administered by the Los Angeles County Development Authority (LACDA) and funded through federal HOME and CDBG block grants supplemented by Los Angeles County general funds. It's the largest county-level DPA program in Southern California measured by assistance amount ($75K-$85K per household).
The program targets unincorporated LA County plus participating cities. Cities with their own DPA programs — City of Los Angeles, Pasadena, Long Beach, Glendale — generally do NOT participate in HOP, so their residents are routed to the city-level program instead. Cities that DO participate in HOP include Whittier, Norwalk, Bellflower, Lancaster, Palmdale, Pomona, Azusa, West Covina, Baldwin Park, and many smaller unincorporated areas.
HOP's structural design is a deferred silent second. The full assistance amount is due in a lump sum at sale, refinance, transfer of title, or when the borrower ceases owner-occupancy — but no monthly payment and no interest accrue during the loan term. For a buyer who holds for 10-15 years, this is functionally interest-free borrowing.
HOP's funding model creates a timing constraint that brokers need to manage. Annual allocation (typically $8M-$15M depending on fiscal year) is usually exhausted by mid-year. Borrowers who hit the pipeline in Q1 have the easiest time; Q3-Q4 applicants may need to wait for the next fiscal year's funding.
Who it's for
First-time LA County buyers in target areas with household income at or below 80% of LA County AMI.
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 at or below 80% of LA County AMI — approximately $95K-$115K for a family of 4 (adjusts annually).
- Homebuyer education
- Required — 8-hour HUD-approved course plus LACDA-specific pre-purchase counseling.
- Minimum borrower contribution
- Minimum $1,000 or 1% of purchase price (whichever is greater) from the borrower's own funds.
Repayment terms
Silent second mortgage — no monthly payment, no interest. Due at sale, refinance, transfer of title, or when the home is no longer the primary residence.
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
- Varies — check LACDA's current price limit chart. Historically approximately $660,000-$720,000 for SFR in unincorporated LA County.
- Owner-occupancy required
- 30 years
Layering & first mortgage options
Works with these first mortgages: FHA, Conventional, VA
HOP is one of the rare county-level DPA programs that stacks cleanly with CalHFA MyHome and ZIP. A low-income LA County buyer can combine HOP + MyHome + ZIP + CalPLUS FHA + LA County MCC for a four-way stack.
Stacks with
How to apply
Process: Borrower applies to LACDA through a participating lender. First-come, first-served while funding is available.
Funding cycle: Funded by CDBG and HOME federal block grants plus county allocations. Typically exhausts annual funding mid-year; check LACDA for current status.
Typical timeline: 45-60 days from reservation to close (slower due to LACDA review).
Things that trip borrowers up
- Not every LA County city participates — cities with their own programs (City of LA, Pasadena, Long Beach) are often excluded from HOP. Confirm participation.
- Review timelines are slow — 45-60 days is typical. Set expectations on closing date.
- Funding runs out. Check LACDA's current-year allocation before taking an offer.
Frequently asked questions
- Which LA County cities qualify for HOP?
- Unincorporated LA County plus about 40 participating cities including Whittier, Norwalk, Pomona, Lancaster, Palmdale, and West Covina. Cities with their own DPA programs — City of LA, Pasadena, Long Beach, Glendale — typically route residents to their city programs instead.
- Can I use HOP to buy a condo?
- Yes. HOP allows single-family homes, condos, and townhomes. Condos must be in an approved condo project (FHA-approved if pairing with an FHA first mortgage).
- How long does HOP approval take?
- Plan on 45-60 days from reservation to close — longer than a standalone FHA loan because LACDA has to review the file separately from the first-mortgage lender. Coordinate closely with the listing side on the purchase contract.