San Mateo County EDPAP (Employee Down Payment Assistance Program)
Deferred second loan · New construction · Income limits
Down payment assistance · San Mateo County
Buying a home in Moss Beach, CA
1 county program and 54 statewide.Moss Beach has no program of its own, 1 across San Mateo County, and 54 statewide. Here is what each one offers, what the local market looks like, and who near you can walk you through it.
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What’s local to Moss Beach
No program of Moss Beach’s own yet
No program run for Moss Beach alone is listed. A home in Moss Beach can use San Mateo County’s programs below, plus the California statewide and federal ones.
The closest city that runs its own program is South San Francisco, about 11 miles away. City programs usually require the home to be inside that city’s limits.
Anywhere in San MateoAnywhere in San Mateo County
1 county program1 county program a Moss Beach homebuyer can use
2 more programs are for homes in San Mateo and South San Francisco. See them 2 programs in neighboring cities — for homes inside those cities, not Moss Beach
- San Mateo — City of San Mateo Down Payment Assistance Loan Program
- South San Francisco — City of South San Francisco Down Payment Assistance
The Moss Beach marketThe Moss Beach housing market
Kinds of homes hereWhat’s for sale here, and what the programs accept
Kinds of homes in Moss Beach
- 77.3% single-familysingle-family
- 0% townhousetownhouse
- 0% 2–4 units2–4 units
- 0% 5+ unitscondo & apartment buildings (5+ units)
- 22.7% mobile & othermobile home & other
Condos count. Moss Beach’s one local program accepts condos.
U.S. Census Bureau, American Community Survey 2024 5-year (2020–2024). Table B25024.
When Moss Beach’s homes were built
pre-19401970s2020+
78.8%
of Moss Beach homes were built before 1980. Pre-1978 homes come with a federal lead-paint disclosure.of homes were built before 1980. A home built before 1978 comes with a federal lead-paint disclosure, and some programs require an inspection.
U.S. Census Bureau, American Community Survey 2024 5-year (2020–2024). Table B25034.
$200,800
County area median income, 4 people (HUD)HUD area median income, San Mateo County, 4-person household (2026)
$99,680
Moss Beach median household incomeMedian household income in Moss Beach (Census, 2024)
50 of the 117 programs here set their income limit as a share of San Mateo County’s area median income, adjusted for household size. See the published limits for San Mateo County
Free help nearbyFree help near Moss Beach
1 HUD-approved counseling agency within 15 miles1 HUD-approved housing counseling agency within 15 miles
Moss Beach’s program asks for a homebuyer class first. Create a free account to see who’s near you and pick one.San Mateo County EDPAP (Employee Down Payment Assistance Program) asks for a homebuyer class. A HUD-approved counselor teaches it and can walk you through your options. Create a free account to see who’s near you and pick one.
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Across California and nationwide
116 statewide & federal programs54 statewide programs, plus federal options
Moss Beach questions
Does Moss Beach have its own down payment program?
No program run for Moss Beach alone is listed. A home in Moss Beach can use the 1 program that cover San Mateo County and the 54 statewide programs. Each program’s own site has the current terms.
Can I use assistance on a condo in Moss Beach?
Moss Beach’s one local program accepts condos. Each program’s page lists the kinds of homes it accepts, and the agency confirms it for the home you choose.
What is the income limit in San Mateo County?
Each program sets its own. 50 of the programs here set theirs as a share of HUD’s area median income for San Mateo County, adjusted for household size. HUD publishes the median each year; the 2026 figure is shown above and on the published limits page.
Where can I take a homebuyer class near Moss Beach?
HUD-approved housing counseling agencies teach homebuyer classes, and 1 agency is within 15 miles of Moss Beach. Create a free account and take the 90-second match to see the ones near you.
ZIP codes
94038
Nearby in San Mateo
Sources
Sources: agency sites (June–August 2026), Census ACS 2024 5-year, HUD FY2026, HUD counseling list. Hey Prescott is not a lender.Programs: Hey Prescott catalog of 2,000+ programs, each verified with its agency (June–August 2026). Market: U.S. Census Bureau, American Community Survey 2024 5-year (2020–2024). Income: HUD FY2026 income limits. Counselors: HUD list of approved housing counseling agencies. Hey Prescott is not a lender.