Our Programs

PALs are silent second mortgages — up to 30% of the purchase price — that help middle-class households close the gap between their savings and what it takes to own a home in Southern California.

No interest accrues for the first 3–5 years. No monthly payments are required. When you sell, refinance, or reach the end of the term, you repay the original loan amount — which goes directly back into the pool to fund the next family.

Eligible borrowers: workforce households earning 80–140% of area median income. Primary occupations include first responders, law enforcement, military, teachers, nurses, and similar roles.

We provide land acquisition and construction loans to small and medium builders committed to producing homes accessible to middle-class buyers.

Builder partners receive favorable financing and priority access to our pre-qualified buyer pool. In return, they commit to delivery timelines and price points that serve the Foundation's mission.

Loans recycle when projects sell — funding the next qualified builder. The program is designed to compound: more capital in circulation means more homes, more jobs, and a stronger local tax base.

All participating families complete mandatory personal finance training as a condition of program participation. Topics include: budgeting, credit management, mortgage basics, emergency fund building, and long-term investment fundamentals.

Families also open savings and investment accounts as part of the program. The goal is not just to get families into homes — it's to equip them to stay in those homes, build equity, and create generational wealth.

Financial education is paired with ongoing access to resources and support throughout the life of the PAL.