How it works
LA County MCC is LACDA's locally-administered mortgage credit certificate program. It operates on the same federal mechanics as the CalHFA statewide MCC — 20% of annual mortgage interest converts to a dollar-for-dollar federal tax credit up to $2,000/year — but the income and purchase-price limits are set locally by LACDA using LA County AMI data.
For an LA County first-time buyer, the decision between CalHFA MCC and LA County MCC comes down to whichever administrator has the more favorable income cap and price cap for the specific scenario. In practice, LA County's MCC limits are typically slightly more generous than CalHFA's statewide chart, making the county MCC the better default for LA buyers.
The program's most powerful use is stacking. LA County MCC + LA County HOP + CalPLUS FHA + ZIP + seller concessions can put a low-income LA County first-time buyer into a home with under $1,500 out of pocket plus a $2,000/year federal tax credit for the life of the loan.
Who it's for
LA County first-time buyers who don't qualify for or don't want to use the CalHFA statewide MCC.
Eligibility at a glance
- First-time buyer?
- Yes
- FTB definition
- Has not owned a primary residence in the past 3 years. Waived in federally-designated targeted census tracts and for veterans.
- Income limit
- County-specific MCC income limit — typically slightly higher than LA County HOP limits, around 115%-140% of AMI.
- Homebuyer education
- Required.
Repayment terms
No repayment. Tax credit, not a loan.
Due at
Never
Property rules
- Eligible property types
- Single-family residence, Condo, PUD
- Maximum purchase price
- Check LACDA's current MCC price-limit chart.
- Owner-occupancy required
- 30 years
Layering & first mortgage options
Works with these first mortgages: FHA, Conventional, VA, USDA
LA MCC stacks with almost any first mortgage and almost any DPA — including HOP, CalHFA, and GSFA. Cannot double-dip with the CalHFA statewide MCC (only one MCC per borrower).
Stacks with
How to apply
Process: Reserved at first-mortgage lock through a LACDA-approved lender.
Funding cycle: Continuous when allocation is available; check LACDA for current bond authority.
Things that trip borrowers up
- Only ONE MCC per borrower — can't stack LA County MCC with CalHFA MCC.
- MCC is non-refundable — borrowers without federal tax liability don't get the full benefit.
Frequently asked questions
- Can I get both the CalHFA MCC and the LA County MCC?
- No. Only one MCC per borrower. Your broker will compare the two limits for your specific scenario and reserve whichever is more advantageous.