Your First Home
Starts Here
Buying your first home can feel overwhelming — but it does not have to be. Theós Financial specializes in helping first-time buyers navigate every step, from down payment assistance to closing day.
Last updated: March 2026
Common Fears,
Real Answers
Every first-time buyer has the same concerns. Here is the truth about each one — and why they should not stop you from achieving homeownership.
"I don't have enough for a down payment"
Many first-time buyers assume they need 20% down. The reality? FHA loans require just 3.5% down. Conventional loans go as low as 3%. And California offers multiple down payment assistance programs that can cover most or all of your down payment. We will help you find every dollar of assistance you qualify for.
"My credit score isn't good enough"
FHA loans accept credit scores as low as 580 with 3.5% down, and some programs go even lower with a larger down payment. If your credit needs improvement, our team can provide a rapid rescore plan — specific steps to boost your score quickly so you can qualify sooner than you think.
"I don't understand the process"
That is exactly why Theós exists. We guide you through every single step — from pre-approval to closing — with clear communication, no jargon, and technology that lets you track your progress in real time. You will never wonder what is happening next.
"I can't afford a home in this market"
While Southern California prices are higher than the national average, Santa Clarita offers more affordable options than many LA-area communities. With creative financing, down payment assistance, and interest rate buydowns, homeownership may be more attainable than you think. Let us run the numbers for you.
"I'm afraid of hidden costs"
We provide a full Loan Estimate that details every cost — from origination fees to prepaid property taxes — before you commit to anything. No surprises. No hidden fees. Full transparency from the first conversation. See our closing costs guide for details.
"What if I pick the wrong loan?"
As a mortgage brokerage, we are not tied to any single lender. We shop 200+ lenders to find the best product for your specific situation. Peter and the team will explain every option in plain English so you can make an informed decision with confidence.
Step-by-Step for
First-Time Buyers
Never bought a home before? Here is exactly what to expect, in the order it happens.
Check Your Financial Health
Review your credit score (free at annualcreditreport.com), calculate your monthly budget, and tally your savings. Most first-time buyers need a credit score of 580 or higher for FHA, or 620+ for conventional. Our Quick Quote tool at quote.theosfinancial.com shows estimated rates without any credit check.
Research Down Payment Assistance
California offers several programs for first-time buyers. CalHFA provides down payment assistance through their MyHome Assistance Program, which offers a deferred-payment junior loan up to 3.5% of the purchase price. Other programs like the California Dream For All Shared Appreciation Loan can cover up to 20% of the home price. We help you identify and apply for every program you qualify for.
Get Pre-Approved
A pre-approval letter is your golden ticket in a competitive market. It tells sellers you are qualified and ready. Our technology-powered process gets you a pre-approval letter fast — often in the same day. You will need two months of bank statements, two years of tax returns and W-2s, and recent pay stubs. Learn more about pre-approval.
Find Your Home with Theós Realty
Our sister company Theós Realty, led by Lina Girgis, helps you search for homes that fit your budget, lifestyle, and wish list. From condos in Valencia to single-family homes in Valencia, we know every neighborhood in the Santa Clarita Valley. Meet the Theós Realty team.
Make an Offer and Enter Escrow
When you find the one, Lina helps you craft a competitive offer. Once accepted, you enter escrow — a neutral third party holds the funds and documents while the transaction completes. You will typically have 17 days for inspections and a 21-day loan contingency period.
Close and Get Your Keys
After underwriting clears your file, you sign final loan documents, wire your closing funds, and the deed records with the county. Within a few days, you get the keys. Our average close time is 14 days — far faster than the industry average of 45 days. Welcome home.
Best Loan Programs for
First-Time Buyers
As a first-time buyer, you have access to special programs with lower down payments, more flexible credit requirements, and financial assistance that repeat buyers do not qualify for.
FHA Loans
The most popular first-time buyer loan. Just 3.5% down with credit scores as low as 580. More flexible debt-to-income ratios. Seller can contribute up to 6% toward closing costs. The trade-off is mortgage insurance, but it is often worth it for the easier qualification.
FHA Loan DetailsConventional 97
Put just 3% down on a conventional loan. Available to first-time buyers with credit scores of 620 or higher. PMI drops off automatically once you reach 20% equity — unlike FHA where mortgage insurance is permanent on most loans. Great for buyers with good credit who want to build equity faster.
Conventional Loan DetailsCalHFA Programs
The California Housing Finance Agency offers several programs specifically for first-time buyers. The CalHFA FHA and CalHFA Conventional programs provide competitive rates, and the MyHome Assistance Program offers a deferred-payment junior loan for down payment help. Income limits and property price limits apply.
VA Loans
If you are a veteran, active-duty service member, or eligible surviving spouse, VA loans offer zero down payment, no PMI, and competitive rates. This is arguably the best mortgage product available — and we are proud to help those who served access it.
VA Loan DetailsReady to Become a
Homeowner?
Thousands of first-time buyers in Santa Clarita have trusted Theós Financial to guide them home. Start with a free Quick Quote — it takes just a few minutes, there is no credit check, and you will see exactly what you qualify for.
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