For first-time & first-generation buyers
Your first home in LA, explained in plain English
No jargon, no pressure, and no assuming you already know how this works. We’ll figure out what you can actually afford, which assistance programs you might qualify for, and exactly what happens at each step — before you ever tour a house.
What the first call covers
- What you can realistically afford — including taxes, insurance and HOA, not just the mortgage
- Whether a low-down-payment or assistance program fits your situation
- What your credit and savings need to look like, and by when
- A written timeline so you know what happens next
This page is for you if…
Most of my first-time buyers say some version of these out loud on our first call. If two or more sound like you, you’re in the right place.
- You’ve been renting in LA and the math finally feels backwards
- Nobody in your family has bought a home here, so there’s no playbook to follow
- You assume you need 20% down (you very likely don’t)
- Your credit is decent but not perfect, and you’re afraid to find out
- You want to know what you qualify for before a single open house
- You’ve been told “you can’t afford LA” and want an actual number instead
How I work
Education first. Always.
I grew up watching my own family navigate this market without much guidance. That’s why the first thing I give you is understanding — not a list of houses.
I explain it twice, and then again
Escrow, contingencies, points, impounds, PMI. You’ll leave every conversation knowing what you just agreed to. Ask me the same question five times — that’s the job.
Programs, not guesswork
The City of LA runs assistance programs for first-time buyers (LIPA, MIPA and the Mortgage Credit Certificate), and the state and FHA have low-down-payment options. I’ll help you find out which doors are actually open to you.
Honest monthly numbers
Not the teaser payment. Principal, interest, property taxes, insurance, HOA, and Mello-Roos where it applies — so the number you see is the number you’ll live with.
Zero pressure to buy today
If the right move is to wait nine months and fix two things first, I’ll tell you that and help you build the plan. I’d rather have you as a client later than as a regret now.
The process
From “is this even possible?” to keys in hand
Free strategy call
About 30 minutes. Your goals, your savings, your timeline. No commitment, and no credit pull.
Get pre-approved
I’ll introduce you to lenders who actually know the LA assistance programs, so nothing gets left on the table.
Build the search
We narrow by neighborhood, commute, and total monthly cost — then I set up alerts so you see listings early.
Tour and compare
We see homes together. I point out the expensive problems, not just the pretty kitchens.
Offer and inspections
I write the offer, negotiate the terms, and translate every inspection report into what it costs and whether it matters.
Close and get keys
We track escrow to the day. You’ll know what to sign, what to wire, and when the house is yours.
Los Angeles specifics
What LA-specific actually means here
Buying in Los Angeles has its own rules. Here’s a preview of the things I’ll walk you through in detail.
City of LA assistance programs
The Los Angeles Housing Department runs Low Income Purchase Assistance (LIPA), Moderate Income Purchase Assistance (MIPA), and a Mortgage Credit Certificate. Funding levels and income limits change, so we check what’s currently available for your household size and target area.
You probably don’t need 20% down
FHA financing starts at 3.5% down, and several conventional programs start at 3–5%. Putting less down changes your monthly payment and mortgage insurance — we’ll run both scenarios side by side.
2026 loan limits are higher than people think
For 2026, the FHA and conforming loan ceiling for a single-family home in Los Angeles County is $1,249,125. That covers far more of the market than most first-time buyers assume.
Total cost, not sticker price
Property taxes in LA County, homeowners insurance in fire-adjacent areas, HOA dues in condo buildings, and closing costs all move the real number. We build the full picture before you write an offer.
Straight answers
The questions people are embarrassed to ask
Do I really need 20% down?
No. That’s the single most common reason people delay buying for years. FHA loans start at 3.5% down and several conventional programs start at 3–5%. A smaller down payment usually means mortgage insurance and a higher monthly payment, which is a real tradeoff — but it is a tradeoff, not a wall.
What credit score do I need?
It depends on the loan program, and the number matters less than the story behind it. Bring me what you have and I’ll connect you with a lender who will tell you exactly where you stand and what would move the needle. Sometimes it’s a 60-day fix.
Can I buy with student loans or 1099 income?
Yes, people do it constantly. Student loans get factored into your debt ratio rather than disqualifying you, and self-employed buyers typically need two years of returns. It changes the paperwork, not the possibility.
What will closing costs run me?
Budget for them separately from your down payment — they cover lender fees, escrow, title, and prepaid taxes and insurance. In some cases the seller contributes toward them or a program helps cover them. I’ll give you a written estimate before you’re committed to anything.
Is now a good time to buy in LA?
The honest answer is that it depends on your timeline, not on a headline. If you’re staying put five-plus years and the payment fits comfortably, timing the market matters less than people think. If you’re not sure you’ll stay, renting may genuinely be the smarter move — and I’ll say so.
Let’s find out what’s actually possible
One call. No credit pull, no pressure, no obligation. Worst case, you walk away knowing exactly what would need to be true for you to buy — and by when.
Alex Maldonado Miranda · Los Angeles Real Estate · (323) 688-4710 · Contact
Information on this page is general and educational, not legal, tax, or lending advice. Program rules, loan limits, and tax thresholds change — we’ll confirm what applies to your situation before you commit to anything.