Buying a first home in Southern California isn’t easy, especially if you’re working with a modest income. Between rising prices, competitive listings, and complex lending rules, it’s understandable to feel discouraged. But if you're looking for a First Time Home Buyer Loan in Los Angeles, or assistance in Glendale or Pasadena, you should know: affordable paths to homeownership do exist.
Whether you're just starting to explore your options or actively preparing to buy, this guide walks you through real programs designed to help low- and moderate-income first-time buyers purchase a home in your area.
Before anything else, do you qualify as a first-time homebuyer?
In most programs, you’re considered a first-time buyer if you haven’t owned a home in the last three years. Some programs even count you as eligible if:
If any of these apply to you, there’s a good chance you still qualify.
Across LA County, Glendale, and Pasadena, there are several city-backed and state-supported assistance options that make homeownership more realistic, especially for low-income households.
The First Time Home Buyer Loan options in Los Angeles include...
1. LIPA (Low-Income Purchase Assistance Program)
Offers up to $161,000 in assistance for down payment, closing costs, or the home itself. This is a deferred-payment, zero-interest loan. You repay it only when you sell or refinance—and only if your home has appreciated.
2. MIPA (Moderate-Income Purchase Assistance Program)
Provides up to $115,000 in assistance for households earning up to 120% of the Area Median Income (AMI), or $90,000 for those up to 150% AMI, depending on program capacity and funding availability.
3. Mortgage Credit Certificate (MCC)
Gives you a federal tax credit worth up to 20% of the mortgage interest you pay each year, which increases your buying power.
To apply, you'll need to meet income guidelines, provide a minimum 1% contribution, and work with a program-participating lender. A homebuyer education course is recommended or required, depending on the program.
If you're exploring a mortgage for first-time buyers in Pasadena, the city offers...
Pasadena’s Down Payment Assistance Program (DPAP) helps qualifying buyers cover the upfront costs of purchasing a home.
Here’s how it generally works:
The city’s housing department or your local lender can guide you through the latest eligibility rules and available funding.
While there are no dedicated city-run First Time Home Buyer Loan in Glendale, buyers can access:
Buying a home with assistance still requires preparation. Here’s what you can do now:
If you’re looking for a First Time Home Buyer Loan in Los Angeles, exploring assistance in Glendale, or searching for a mortgage for first-time buyers in Pasadena, don’t assume you’re priced out.
These programs are designed to help people like you. The paperwork may seem overwhelming, but with the right guidance, it’s completely manageable.
I’m David Kutner, and I’m here to help you navigate the process—honestly, patiently, and locally. Whether you need help getting pre-approved, finding a qualified lender, or simply understanding what programs you qualify for, reach out to me at The Friendly Lender.
Ready to explore your options? Contact me for a free eligibility check or a pre-approval consultation—the first step is simpler than you think.
If you're living in California—or planning to buy here—you’ve probably asked yourself this recently: Should I buy a house now, or wait it out a little longer?
It’s a fair question. Between rising interest rates, fluctuating home prices, and an unpredictable economy, the decision feels anything but simple. Whether you’re a first-time homebuyer in Glendale, a retiree in Pasadena, or an investor eyeing Los Angeles, what you decide now could shape your finances for years to come.
So, let’s unpack the pros, the risks, and a few tried-and-true money rules that can help you feel confident, whatever choice you make.
As of May 2025, the average home price in California is hovering just under $790,000. That’s slightly up from last year, but the market has cooled compared to its pandemic peak.
In places like Burbank and Glendale, we’re seeing more homes on the market than this time last year. More inventory means more choices—and, in some cases, more room for negotiation.
Meanwhile, mortgage rates have leveled off around 6.9% for a 30-year fixed loan. That’s higher than rates a few years ago, but much better than the spikes many feared in 2023.
(For those exploring mortgage refinancing services in Glendale, this stability might be a window to make a smart move before rates shift again.)
Let’s say you’ve got a stable job, some savings, and you're planning to stay put for a few years. In that case, buying now could work in your favor, especially if you're in a competitive but cooling market like Burbank.
Here’s why:
If you're a first-time buyer, you might find a real opportunity right now. Programs offering a First-Time Home Buyer Loan in Glendale can help you get into the market with less stress and better support.
But let’s be real: buying a home in California still isn’t cheap.
If your income is unpredictable, or you're working on your credit or savings, there’s nothing wrong with hitting pause. Here are a few good reasons to wait:
Remember, a home isn’t just a milestone—it’s a major financial commitment.
Not sure where you stand? Check out your Debt-to-Income Ratio.
Debt-to-Income (DTI)
Lenders generally want your minimum debt payments to be no more than 50% of your W-2 income or net income if you are paid on a 1099 arrangement. The debt payments include car loans/leases, installment debt (including student debt), minimum payments on credit cards. If you pay more than the minimum, that’s great, but lenders use the minimum payment in their calculations.
Debts also include your mortgage payment for the new loan and the property tax and insurance payments calculated on a monthly basis.
In sum, all of these monthly debt payments should be no more than 50% of your average monthly income. Mortgage brokers, such as those in Glendale, can work out the numbers for you, or you can use online mortgage calculators.
The amount of your down payment will affect the DTI. Larger down payments mean a lower loan amount, which means lower mortgage payments. But a lower down payment could allow you to have more funds for home furnishings or renovations.
Note: For high loan amounts, lenders use a lower limit for DTI of about 41%, though there are exceptions.
If you’re retired or nearing retirement, your priorities are different. You may be more focused on security than long-term returns, and that’s completely valid.
In these cases, buying a new home might not be the answer. Instead, tapping into the value of your current home through a reverse mortgage could offer flexibility without uprooting your life. A reverse mortgage company in Pasadena—like ours—can walk you through options that fit your specific needs.
Thinking about real estate as an investment? You’re not alone. Many buyers are seeking out investment property mortgages in Los Angeles to build passive income. If the numbers work and you’ve done your homework, this market can still offer strong returns, especially if you're in it for the long game.
There’s no universal answer to this question—only what’s right for you.
If you’re financially ready and planning to stay put for a while, it may be worth making your move now. The market has cooled just enough to offer some breathing room without collapsing. But if you’re still building your savings, or just not feeling 100% sure, that’s okay too. Waiting is a smart strategy when it’s done with intention.
Either way, you don’t have to figure it out alone. If you're unsure what you can realistically afford, talking to a local mortgage expert can help you cut through the noise and get real answers based on your situation.At The Friendly Lender, we’re here to help with advice that’s honest, no-pressure, and tailored to your life stage. Whether you're looking for the best home loan lenders in Burbank, exploring refinance mortgage options for seniors in California, or just trying to make sense of your choices, we’ve got your back.
Real estate investing in California has always had its challenges. Still, it also holds serious potential—especially if you're working in high-demand areas like Los Angeles, Glendale, Burbank, or Pasadena. Whether you're looking to flip, rent out, or build a long-term portfolio, having the right mortgage setup can be the difference between an idea and a closed deal.
But with the 2025 market already moving fast, how do you choose the loan that actually supports your investment strategy? That’s what this guide is here to clear up.
An investment mortgage isn’t the same as a typical home loan. It’s built for properties that aren’t your primary residence—like rentals, flips, or income-generating properties. These loans often come with slightly higher rates, but they also offer more flexibility in how they're structured.
For example, many investors are using real estate investment mortgages Los Angeles to finance everything from duplexes to multi-family properties, especially in areas where rental demand stays strong. In these cases, lenders often look more closely at the property's income potential than your personal salary.
There’s no one-size-fits-all solution when it comes to financing investment properties. Your best option depends on how you plan to use the property and how quickly you need access to capital. Here’s a breakdown of the most relevant options for today’s market:
If you're buying a long-term rental or multi-unit property and have strong credit, this might be the right fit. Expect thorough documentation and income checks—but also more favourable interest rates.
Many clients use this route for an investment property mortgage in Los Angeles, especially when locking in stable, long-term cash flow.
This is one of the most popular tools for investors right now. Instead of verifying your personal income, these loans assess whether the property itself generates enough rental income to cover loan payments.
Perfect for rental-heavy strategies—whether it’s a triplex in Glendale or a townhome in Burbank. DSCR loans are often a smart choice when exploring rental real estate loans or more flexible real estate investment loan services in Pasadena.
These loans are designed for speed. Investors use them to purchase distressed properties, renovate, and resell quickly—usually within 12 to 18 months.
They’re a strong fit in Glendale, where fix-and-flip opportunities are competitive. The right real estate investment loan here gives you just enough runway to buy, renovate, and exit without tying up long-term capital.
If there’s equity already sitting in one of your existing properties, it might make sense to tap into it. A real estate line of credit loan lets you borrow against that value, giving you the flexibility to act on new deals or fund renovations without taking out a brand-new mortgage each time.
This is particularly useful for investors scaling up or working across multiple properties at once.
Before choosing any loan, there are a few things to get clear on:
Knowing the answers to these questions will help you avoid mismatched loans that slow you down—or worse, cost you a deal.
At The Friendly Lender, the goal isn’t just to get loans funded. It’s to help investors actually move forward—whether you need fast cash for a flip, a long-term loan for a rental, or access to your existing equity through a line of credit.
Real estate investment loans in Glendale, mortgages in Los Angeles, flexible financing in Pasadena—it’s all on the table. And it’s all built around what investors really need: speed, clarity, and support. Looking to start or scale your investment in 2025? Let’s talk about what kind of loan makes the most sense for your goals.
Buying your first home is awesome—but also super overwhelming. If you’re looking for first-time buyer loans in Glendale, wondering how to get low down payment loans in Los Angeles, or trying to qualify for a first-time home buyer loan in Glendale, you’re not alone. Many first-time buyers in Burbank, Pasadena, and beyond face the same challenge: finding a mortgage that fits your budget without the stress.
That’s where expert guidance makes all the difference. As professionals who have helped hundreds of buyers through their first mortgage, we know how to make the process easy and find the best loan for you. This guide will walk you through everything you need to know about getting the best mortgage rates as a first-time buyer in Burbank and other parts of California.
A first-time home buyer loan is designed to make homeownership more achievable, with lower down payments, lower interest rates, and more flexible credit requirements. The goal is to help new buyers get financing without the typical financial roadblocks.
Mortgage rates change for many reasons. Knowing what contributes to these changes will help you get the best deal.
If you're searching for a mortgage for first-time buyers in Pasadena or looking for loan options in Burbank or Glendale, here are some smart steps to improve your chances of securing a great rate:
The home-buying process alone can be daunting. That’s why first-time buyers in Burbank, Pasadena, Glendale, and Los Angeles turn to The Friendly Lender for mortgage guidance. With over 30 years of experience, we provide one-on-one guidance, pre-approval, and access to the best first-time buyer loans in California.Your dream home is within reach. Let us help you find the right mortgage option for you. Contact The Friendly Lender today and start the process! Call us today or visit our website to get started!
