First-Time Home Buyer Guide: Inland Empire & San Gabriel Valley
A plain-English guide to buying your first home in Southern California, the programs, the costs, and what to expect, from a team that does this every day.
Talk with a first-time buyer specialistUse our calculatorsBuying your first home in the Inland Empire or San Gabriel Valley feels like a lot, but it comes down to a few decisions: which program fits, how much you really need, and what happens after pre-approval. This guide walks through each, and our team, including bilingual specialist Erika Araujo, helps you decide without pressure.
First-time buyer programs we help you compare
Conventional, as little as 3% down
Lower long-term mortgage insurance for stronger credit, a common first-home path.
FHA, 3.5% down
More flexible credit and down payment, popular with first-time buyers.
VA, zero down for eligible veterans
No down payment and no monthly mortgage insurance for those who qualify.
Down payment assistance
CalHFA and local programs can help with down payment and closing costs for qualified buyers.
What first-time buyers ask us most
How much money do I really need to buy?
Less than most people expect. Down payments start at 3 to 3.5 percent on common programs, and assistance can reduce the cash you need. You will also budget for closing costs and some reserves. We will give you a real number for your situation.
What credit score do I need?
It varies by program. FHA is more flexible on credit, conventional rewards higher scores with better pricing. We can often map a path even if your credit is still improving.
What is Mello-Roos, and why does it matter?
Many newer Inland Empire and some SGV communities carry Mello-Roos, a special assessment on top of property taxes. It raises your monthly payment and your qualifying math, so always check the specific home.
What happens after pre-approval?
You shop with a clear budget, make an offer, and once accepted we move into processing, appraisal, and underwriting to closing. We keep you updated at each step so there are no surprises.
Keep going
Explore first-time buyer loans, down payment assistance, FHA and conventional options, or your local market in the Inland Empire and San Gabriel Valley.
First-time buyer FAQ
Common programs start at 3 to 3.5 percent down, and down payment assistance can lower the cash you need. The exact amount depends on the program and price.
It depends on your credit and down payment. FHA is more flexible on credit, conventional can mean lower long-term mortgage insurance with stronger credit. We compare both for you.
Yes, CalHFA and various local programs can help qualified buyers with down payment and closing costs. Eligibility and funding change, so confirm current details with us.
Yes. Mello-Roos adds to your monthly payment, which affects qualifying. Always check whether a specific home carries it.