Buyer guide with Colleen Olivas
Buying a Home in San Bernardino County (2026): What Help Exists, the Limits, and Property Taxes
By Colleen Olivas, NMLS #379721, who started in escrow and worked her way through every role in mortgages, up to underwriter. The Brandon Drew Group, a division of New American Funding Last reviewed November 2026
Quick answer
San Bernardino County's own housing department no longer offers down payment assistance. Help still exists for homes in the county: CalHFA and GSFA work statewide, and Neighborhood Partnership Housing Services (NPHS) runs down payment help for San Bernardino and Riverside Counties only. CalHFA's 2026 income limit here is $210,000, and the 2026 FHA loan limit for a one-unit home is $690,000. Programs have eligibility rules and limited funds. Subject to eligibility and lender approval.
Key points
- The county's Community Development and Housing Department says it "no longer offers down payment assistance."
- CalHFA's 2026 income limit for San Bernardino County is $210,000 (effective June 30, 2026). It is one number for every household size.
- The 2026 FHA limit for a one-unit home in the county is $690,000. 2027 limits come out late this year or early next.
- NPHS offers down payment help as a deferred loan in San Bernardino and Riverside Counties, with income rules and a required homebuyer class.
- Your property tax starts at 1% of assessed value under Prop 13, plus voter-approved bonds or fees. Some homes also carry a Mello-Roos special tax. It depends on the address, not the city.
- After you buy, the county may send a supplemental tax bill. It's usually not paid from your impound account, so check with your lender.
On this page (6 sections)
Which help is open in San Bernardino County
This list is a map, not an offer. Each status is what the agency's own page said on November 7, 2026. We don't run these programs and can't promise their funds, which can run out at any time. Check the source before you plan around any program.
| Program | Who runs it | Status, Nov 7, 2026 | Source |
|---|---|---|---|
| County down payment assistance | San Bernardino County Community Development and Housing | Not offered | County of San Bernardino |
| CalHFA first mortgages and second loans (MyHome, CalPLUS with ZIP) | California Housing Finance Agency, through approved lenders | Listed on CalHFA's programs page, with no closed notice; funds subject to availability | CalHFA |
| GSFA Platinum | Golden State Finance Authority, through participating lenders | Program page open, with no closed or paused notice; funds subject to availability | GSFA |
| Inland Empire Down Payment Assistance | Neighborhood Partnership Housing Services (NPHS) | Program page open, with no closed or waiting-list notice. Ask NPHS about funds | NPHS |
| Homeownership Assistance Program | Housing Authority of the County of San Bernardino (HACSB) | For families already in an eligible HACSB program for at least a year | HACSB |
| C.A.R. Pathway to Home closing cost grant | California Association of REALTORS® Housing Affordability Fund, through NPHS | All funds allocated; new applications go on a waiting list | NPHS |
| Dream For All | CalHFA | Closed. The 2026 window ended March 16, 2026 | CalHFA Dream For All |
| City of Ontario, California, Keys to Community (first-time homebuyer program) | City of Ontario | Closed. The city "is no longer taking applications" | City of Ontario |
About cities. Some cities run their own programs and some don't. On November 7, 2026:
- Fontana: the city's Housing Department programs page listed repair, lead hazard, senior and healthy-home programs, not a homebuyer program. Ask the city at (909) 350-6606.
- San Bernardino: the city's Housing Programs page listed no homebuyer program of its own. Its 2026-2027 HOME funds go to NPHS.
- Rancho Cucamonga: the city's housing resources page lists HACSB's program and GSFA's Mortgage Credit Certificate. Our Rancho Cucamonga guide has the details.
The 2026 limits for San Bernardino County
| Limit | 2026 amount | What it means | Source |
|---|---|---|---|
| CalHFA income limit (first mortgages and second loans, not Dream For All) | $210,000 | The most the borrowers' qualifying income can be. One number for every household size | CalHFA income limits, effective 06.30.2026 |
| FHA loan limit, one-unit home | $690,000 | The largest FHA loan for a one-unit home in the county in 2026 | HUD 2026 FHA county limits file |
All 58 counties' CalHFA limits are on one page: CalHFA income limits by county. Limits change every year. FHFA usually announces the next year's conforming limits in late November, and HUD's FHA limits for 2027 can come out in December. Check the source on the day you decide.
Down payment help, program by program
CalHFA (statewide). CalHFA's first mortgages can be paired with its down payment and closing cost help, such as MyHome Assistance, a deferred second loan. CalHFA says its down payment and closing cost assistance programs "help first-time homebuyers." You apply through a CalHFA-approved lender, and each program has its own eligibility rules. Colleen is a CalHFA Preferred Loan Officer. See CalHFA first-time buyer loans.
GSFA Platinum (statewide). Golden State Finance Authority's Platinum program offers down payment help through participating lenders, with its own rules and limits by loan type.
NPHS Inland Empire Down Payment Assistance (San Bernardino and Riverside Counties only). NPHS describes it as a deferred loan for first-time buyers, meaning repayment is put off; the terms are on NPHS's page. NPHS lists these rules:
- You haven't owned a home in the last 3 years.
- Your income is at or below 80% of the area median income, with a higher income allowed when buying in a low-to-moderate income census tract.
- You complete a HUD-approved homebuyer education and counseling course.
- Read the amount and terms on NPHS's page, where its eligibility form starts the process, and ask NPHS how it works with your lender.
HACSB Homeownership Assistance Program. HACSB's page says it's for participants of an eligible HACSB program for at least a year who are in good standing. HACSB lists its own credit, work and down payment rules and says "other requirements apply." If you're in an HACSB program, call HACSB first at (909) 890-0644.
Every one of these is a set of rules, not a promise. Funds are limited, and a program can close without notice.
Property taxes and Mello-Roos
San Bernardino County's Assessor explains that under Proposition 13, "the maximum amount of property tax cannot exceed 1% of the property's assessed value, plus any bonds or fees approved by the voters." Its FAQ adds that the bill can include "bonded indebtedness (sewers, streetlights, etc.) previously approved by the voters," and that this "will vary across the county."
Some homes sit inside a Community Facilities District (Mello-Roos), which adds a special tax. It depends on the address, not the city, whether it's in Fontana, Victorville or anywhere else in the county. Fontana notes that "CFD special taxes are typically collected on your general property tax bill," so the bill for the address tells you. Ask for the seller's Notice of Special Tax early. Our Mello-Roos guide shows how to read one.
After you buy: the supplemental bill. The Assessor explains that a purchase triggers a reassessment, and if the new value is higher, the Tax Collector sends a supplemental bill. "Supplemental tax bills are mailed directly to the property owner and are the owner's responsibility. In general, they are not paid out of your impound account." Plan for it.
Where to look:
Picking an area
People often ask us which city or neighborhood is best. We're your mortgage team, so we don't rate neighborhoods or schools. We can help with costs, programs, taxes and how the loan works anywhere in the county.
How to start
- Find the county where the home is. A home in Ontario, Fontana, Rancho Cucamonga, Victorville or San Bernardino uses San Bernardino County's limits.
- Check the income limit for the programs you're curious about, on the agency's own page.
- Talk to a lender who offers the programs. Ask which ones they offer, how many of those loans they close, and who will answer your calls. Our guide on choosing a CalHFA-approved lender has the questions.
- Ask for a Loan Estimate before you commit. It lists your loan terms and estimated closing costs.
The bottom line
San Bernardino County doesn't run its own down payment help anymore, but buyers here still have real options through CalHFA, GSFA and NPHS. A family in an HACSB program has one more. Limits and funds change, so check each program's page on the day you plan. Bring your numbers and we'll go through which programs fit you. We'll give you straight answers, including "not yet."
Your next step
Talk it through with Colleen
A short call helps you know what to ask and what to have ready. No pressure.
Free guide · PDF · California editionThe Homebuyer's Guide
Pre-approval, CalHFA, GSFA and the other down payment programs, in plain words. Read it at your own pace.
Download the free guide
Free checklist · PDF · one pageWhat to have ready
The documents to gather when you're ready to apply, so we can start your pre-approval without waiting on paperwork.
Download the checklist Questions buyers ask
Does San Bernardino County have a first-time homebuyer program?
Not through the county's housing department. Its page says it "no longer offers down payment assistance." Buyers in the county can still look at statewide programs like CalHFA and GSFA, subject to their rules and funds. NPHS also runs down payment help for San Bernardino and Riverside Counties. Each has eligibility rules and limited funds.
What is the CalHFA income limit for San Bernardino County in 2026?
$210,000, effective June 30, 2026. It is one limit for every household size, and it covers CalHFA first mortgages and second loans such as MyHome. Dream For All had its own lower limit and is closed. The lender calculates qualifying income.
→ Read: CalHFA income limits by county
What is the FHA loan limit in San Bernardino County?
For 2026, HUD's limit for a one-unit home in San Bernardino County is $690,000. HUD sets limits each calendar year, and 2027 limits are usually announced late in the year.
→ Read: FHA loans in the Inland Empire
Does Fontana have a down payment assistance program?
On November 7, 2026, the City of Fontana's Housing Department programs page listed repair, lead hazard, senior and healthy-home programs, not a homebuyer program. Call the city at (909) 350-6606 to ask what's planned. Statewide programs and NPHS can be used for homes in Fontana, subject to their rules and funds.
→ Read: Mello-Roos in Rancho Cucamonga, Fontana and Ontario Ranch
Is there first-time buyer help in the City of San Bernardino?
The city's Housing Programs page doesn't list a homebuyer program of its own, and its 2026-2027 HOME funds go to Neighborhood Partnership Housing Services. Ask NPHS what it offers for homes in the city.
Is Ontario's Keys to Community program open?
No. The City of Ontario says it "has exhausted the program funding allocated to the First-Time Homebuyer Program during its pilot phase and is no longer taking applications," and will resume "if additional funding becomes available."
Is there help with closing costs?
CalHFA and GSFA programs can help with closing costs, depending on the program. The C.A.R. closing cost grant run through NPHS says all its funds are allocated and new applications go on a waiting list. Your Loan Estimate shows your expected closing costs, so ask for one early.
Sources18 sources · show all
Every official site we use is also on one page: Official sources we use and trust.
Sources re-checked November 8, 2026.
Check each page directly. Program details change. All items below were checked November 7, 2026.
- County of San Bernardino, home ownership resources: https://cdh.sbcounty.gov/home-ownership-resources/
- CalHFA, 2026 Government & Conventional Income Limits (effective 06.30.2026): https://cloud.calhfa.ca.gov/homeownership/limits/income/income.pdf
- CalHFA, Dream For All: https://calhfa.ca.gov/dream/
- HUD, FHA mortgage limits (2026 county file, one-unit limit for San Bernardino County): https://apps.hud.gov/pub/chums/cy2026-forward-limits.txt
- Golden State Finance Authority, GSFA Platinum: https://gsfahome.org/programs/dpa/platinum.shtml
- Neighborhood Partnership Housing Services, Inland Empire Down Payment Assistance: https://nphsinc.org/iedpa/
- NPHS, C.A.R. Pathway to Home closing cost grant: https://nphsinc.org/car-haf-closing-cost-assistance-program/
- Housing Authority of the County of San Bernardino, Homeownership Assistance Program: https://hacsb.com/homeownership-assistance-program/
- City of Ontario, Keys to Community: https://www.ontarioca.gov/CommunityLife/housing-services/keys-community
- City of Fontana, Housing Department Programs: https://www.fontanaca.gov/3709/Housing-Department-Programs
- City of San Bernardino, Housing Programs: https://www.sanbernardino.gov/324/Housing-Programs
- City of Rancho Cucamonga, housing resources: https://www.cityofrc.us/housingresources
- San Bernardino County Assessor, What is Proposition 13 (and its FAQ): https://arc.sbcounty.gov/what-is-proposition-13/
- San Bernardino County Assessor, What is a supplemental tax bill?: https://arc.sbcounty.gov/faqs/what-is-a-supplemental-tax-bill/
- City of Fontana, How do I find out about my CFD?: https://www.fontanaca.gov/376/How-Do-I-Find-Out-About-My-CFD
- CalHFA, loan program handbooks (down payment assistance programs): https://www.calhfa.ca.gov/homeownership/programs/index.htm
- California State Board of Equalization, tax rate area maps, San Bernardino County: https://www.boe.ca.gov/maps/SanBernardinoCo.htm
- NMLS Consumer Access: https://www.nmlsconsumeraccess.org
Disclosures
Colleen Olivas, NMLS #379721. Robert Olivas, NMLS #271447. The Brandon Drew Group, a division of New American Funding, LLC, Company NMLS ID #6606 (www.nmlsconsumeraccess.org). Branch NMLS #2882133. 8463 Haven Avenue, Suite B, Rancho Cucamonga, CA 91730.
Equal Housing Lender.
Licensed by the Department of Financial Protection and Innovation under the California Residential Mortgage Lending Act. Loans made or arranged pursuant to a California Financing Law license.
Down payment assistance programs have eligibility rules, funds are limited and subject to availability, and they are not available to everyone. Program terms, income limits, loan limits and assistance amounts can change without notice. Programs run by other agencies are listed for information; we don't run them and can't promise their status. This is for information only. It is not a commitment to lend or a rate quote. Loans are subject to credit approval and underwriting. Not tax or legal advice. For licensing information, visit www.nmlsconsumeraccess.org.
