The 20% down myth
One of the most persistent myths in home buying is that you need 20% down. In reality, most Fresno and Clovis buyers start with far less, and a range of federal, state, and local programs exist specifically to help with the down payment and closing costs.
The result: for many qualified buyers, the gap between renting and owning is smaller than they think. Here are the programs buyers in the Fresno area actually use.
The federal low-down-payment loans
FHA loans are the classic first step: as little as 3.5% down, widely available in the Fresno area, with credit requirements around 580 or higher depending on the lender.
VA loans offer 0% down with no private mortgage insurance for eligible veterans and service members, a strong option in a region with a large military community.
USDA Rural Development loans offer 100% financing in eligible rural areas. Some edge and rural parts of the Fresno and Madera areas qualify, though many central Clovis neighborhoods do not (sources: CalHFA program materials, 2026).
California and local assistance
CalHFA's MyHome program provides a deferred junior loan of up to 3.5% of the price on FHA loans (3% on conventional, VA, and USDA) to help with the down payment and closing costs. It has no monthly payment and is repaid when you pay off, refinance, or sell. CalHFA's California Dream For All program offers up to 20% assistance capped at $150,000 for qualifying first-time buyers on a shared-appreciation basis (sources: CalHFA, 2026).
Locally, the City of Fresno's 0% down payment assistance program offers zero-interest forgivable loans and reopened its application window in late 2025, and the OpenHome program through Fresno Housing and U.S. Bank has offered up to $25,000 for qualifying first-time buyers with an 8-hour homebuyer education course (sources: GV Wire, City of Fresno, 2025 to 2026).
How to find the program that fits you
Assistance programs change often: funding pools close, income limits move, and windows reopen. Most are for first-time buyers, almost all have income limits set at the county level, and many must be paired with a specific first mortgage.
The fastest way through the maze is a conversation with a mortgage professional who works with these programs every day. Tell us where you are in the process and we will connect you with a trusted local lender who can match you to the loans and assistance you actually qualify for. No pressure, no obligation.
