2026-10-22 · 4 min read · Orange County
Do I Need a Homebuyer Education Course to Buy My First Home in California?
The short answer
It depends on your loan. If you use a CalHFA program, CalHFA requires one occupying first-time borrower to complete homebuyer education and counseling, and it accepts only certain courses. Some conventional loans, like Fannie Mae's HomeReady when every occupying borrower is a first-time buyer, also require a course before closing. Even when it isn't required, a course is a low-cost way to learn the process. Ask your lender which course your loan accepts before you sign up.
Do I Have to Take a Homebuyer Class?
Do you need a homebuyer education course to buy your first home in California, including here in Orange County? Many first-time buyers do, because the loan or the down payment help they use requires it. Others don't need one, and some still choose to take it.
I'm Jeanette Nelson, a REALTOR® with Jeanette Nelson Real Estate, Keller Williams Realty, serving Orange County, Huntington Beach, Costa Mesa, Fountain Valley, and surrounding areas. I encourage first-time buyers to find out early whether their loan needs a course, so it never holds up an escrow.
This is general information, not lending advice. Your lender sets the final requirements for your loan.
When Does CalHFA Require Homebuyer Education?
The California Housing Finance Agency (CalHFA) says it requires homebuyer education and counseling for first-time homebuyers using a CalHFA program. Only one occupying first-time borrower on each loan needs to complete it.
CalHFA defines a first-time homebuyer as someone who has not owned and occupied their home in the last three years, and who has not lived in a home owned by a spouse in that time.
CalHFA's government loan handbook lists some exceptions, for example certain CalHFA first mortgages used without CalHFA down payment help. Your lender can confirm whether your loan is one of them.
Some programs add a second course. CalHFA's Dream For All page lists a free one-hour online Dream For All course on top of the regular education and counseling. See what is CalHFA's Dream For All program for more.
Which Courses Does CalHFA Accept?
This is where buyers get tripped up. CalHFA's borrower page lists two paths:
- Online through eHome. CalHFA says eHome's eight-hour Homebuyer Education and Counseling course is the only online course it accepts. CalHFA lists the fee as $100.
- Live, in person or virtual. Through NeighborWorks America or a HUD-approved housing counseling agency. CalHFA says the fee varies by agency.
CalHFA also says other online courses, like Frameworks and HomeView, are not acceptable for its programs, because they don't include a one-hour, one-on-one counseling follow-up. If you plan to use CalHFA, take a course on its list.
When Does a Conventional Loan Require a Course?
Fannie Mae's Selling Guide lists the cases where it requires homeownership education before closing. They include:
- HomeReady purchases where all occupying borrowers are first-time homebuyers
- Purchases with a loan above 95% of the value where all borrowers are first-time homebuyers
- Some purchases where borrowers have no traditional credit history
When a course is required, Fannie Mae says at least one borrower must complete it before the loan closes. Fannie Mae's own HomeView course is free, and its FAQ says it takes about three to four hours.
Fannie Mae's guide also says that housing counseling from a HUD-approved agency, completed before closing, satisfies its education requirement.
How Do I Find a HUD-Approved Housing Counselor?
The Consumer Financial Protection Bureau (CFPB) has a Find a Housing Counselor tool where you search by ZIP code, and HUD has its own locator. The CFPB says HUD-approved counseling agencies can offer independent advice, often at little or no cost.
A counselor can do more than check a box. Many can review your budget and credit with you one on one. If your credit needs work, see how do I build my credit to buy my first home.
When Should I Take the Course?
Take it early, before you start making offers. A few reasons:
- It keeps your escrow on track. Your lender needs the certificate before closing.
- You learn the steps ahead of time. Escrow, inspections and closing costs make more sense when you've seen them once. See what happens in escrow.
- You pick the right course once. Confirm which course your loan accepts so you don't pay for two.
Let's Start With a Conversation
If you're getting ready to buy your first home, I'd love to help you sort out the steps, including which course fits your loan, and connect you with a lender. Call or text me at 714.366.8575 | DRE: 01397168, or contact me. Jeanette Nelson is a REALTOR® with Jeanette Nelson Real Estate, Keller Williams Realty, serving Orange County, Huntington Beach, Costa Mesa, Fountain Valley, and surrounding areas.
Frequently asked questions
Do both of us have to take the course?
Usually not. CalHFA requires one occupying first-time borrower to complete it, and Fannie Mae requires at least one borrower when a course is required.
Can I take Fannie Mae's free HomeView course for a CalHFA loan?
No. CalHFA's borrower page says HomeView is not acceptable for its programs because it lacks a one-on-one counseling follow-up.
How much does a homebuyer education course cost?
CalHFA lists eHome at $100. Fannie Mae's HomeView is free. Live courses through HUD-approved agencies vary in cost, and the CFPB notes many charge little or nothing.
Does an FHA loan require a homebuyer course?
It depends on the program you pair it with. Ask your lender, and check CalHFA's rules if you use CalHFA down payment help with your FHA loan.