I’m Marite Matassa, a Realtor with Pinnacle Estate Properties in Valencia. I help buyers using VA home loans and buyers who work in law enforcement, fire and EMS across the Santa Clarita and San Fernando Valleys. These buyers often have questions about money and timing: which programs are real, whether overtime counts, and how to buy a house around a shift schedule. This page covers those. If you’re using a VA loan, my VA home buying page goes deeper on that.
Is there a home buying program for first responders?
The best-known federal program built for it is HUD’s Good Neighbor Next Door. It’s open to law enforcement officers, firefighters, emergency medical technicians and pre-K through 12th grade teachers. HUD offers a discount of 50% off the list price of the home, and in return you commit to living in it as your principal residence for 36 months.
The catch is supply. The homes are HUD-owned properties in designated revitalization areas, each one is offered through the program for seven days, and if more than one eligible buyer makes an offer on the same home, HUD chooses by random lottery. HUD says the number of homes is limited and the list changes weekly, so check the current California listings on HUD Home Store before you build a plan around it.
The discount isn’t simply handed over. HUD has you sign a second mortgage for the discount amount. There’s no interest and no payment on it as long as you meet the three-year occupancy requirement, and you certify every year that you still live in the home. Read HUD’s program page for the full rules.
You may also hear about “hero” discounts and rebates offered by private companies. Before you sign up for one, ask who is paying for it and what it requires of you in writing, and compare the final numbers against a standard purchase.
Does my overtime count when I apply for a mortgage?
Often, yes, but lenders want to see a history. Under Fannie Mae’s guidelines for conventional loans, a two-year history of overtime income is recommended. A shorter history of no less than 12 months can be accepted when there are positive factors to offset it. The lender averages the income using your year-to-date and prior-year earnings.
FHA and VA loans have their own rules, so ask your lender how they will treat your overtime before you start looking. Get pre-approved on the income the lender will actually count, not on your best year.
Buying around a shift schedule
Tell me your rotation at the start. We can plan showings, the inspection and the final walk-through around it, and keep everything else moving by phone and email on the days you’re working. I work in English and Spanish.
For military families
If you’re using a VA loan or moving on orders, start with my VA home buying page. It covers what’s different about buying with a VA loan, the costs that catch VA buyers off guard, and selling a home you bought with your benefit.
Common questions
Who qualifies for Good Neighbor Next Door?
Law enforcement officers, firefighters, emergency medical technicians, and pre-K through 12th grade teachers. HUD sets specific employment requirements for each group, such as full-time employment for law enforcement officers, so check them on HUD’s program page before you apply.
Can I rent out a Good Neighbor Next Door home?
Not during the occupancy period. You agree to own the home and live in it as your sole residence for three years, and you certify every year that you’re living there.
Are there Good Neighbor Next Door homes in Santa Clarita?
There may not be any in a given week. The program only covers HUD-owned homes in designated revitalization areas, and the list changes weekly, so check HUD’s California listings rather than assuming.
Start with a conversation
Call or text me at (818) 605-1220. If you already own a home here and are thinking about moving, you can request a current value for your home any time.
Marite Matassa, Pinnacle Estate Properties. California DRE #01867409. Serving the Santa Clarita Valley and San Fernando Valley from 24501 Town Center Dr #104, Valencia, CA 91355.
