The Next Steps
Occupancy of the Home
The property may not be purchased and used as an investment rental property. The BMR owner is required to be a full time resident and occupy the BMR at least ten out of twelve months a year. Strict restrictions disallow the property to be rented out.
City of East Palo Alto
Below Market Rate Ownership Opportunity
1765 E Bayshore Road #206
East Palo Alto, CA 94303
Cummings Park Complex
One-bedroom and one and one-half-bathroom two level loft style condominium / 950 Square Feet (per tax records)
Sales Price: $252,200
Current Monthly Home Owners Association Fee: $590
City Program Approval
Once a lottery-winning applicant has secured first loan approval from a BAAHA-certified lender, BAAHA will review the application and all submitted documents to determine if a household meets all the eligibility requirements, then submit a Recommendation for Program Approval to EPACANDO and the City of East Palo Alto.
→ First Time Homebuyer
→ Household size and composition
→ Occupancy of the home
→ Maximum household income
→ Housing costs and ratio requirements
→ HUD-approved homebuyer education
The PDF attachment of the filled out application must be submitted by email to BAAHA at info@myhomegateway.com
| Household Size | 1 person | 2 people | 3 people |
| Maximum Income Allowance | $78,360 | $89,580 | $100,770 |
East Palo Alto Intro BMR Homebuyer Workshop
Interested prospective E Bayshore BMR homebuyers are highly encouraged to attend the upcoming free introductory zoom workshop. Workshop attendees will learn more about:
- East Palo Alto’s below market rate homebuyer program
- The City’s live, work, and displacement lottery preferences
- Program and financial eligibility requirements to purchase the BMR property
- Lottery application submittal process to enter the BMR purchase lottery
Below Market Rate (BMR) Home Ownership
BMR ownership comes with restrictions and responsibilities that BMR owners must adhere to. Restrictions on the BMR are in place through perpetuity. The resale agreement is renewed over a fifty-five (55) year term which commences on the date of purchase. Key ownership restrictions include:
Please read before submitting an application:
Prior to submitting a lottery application households must read and be responsible to understand all the information provided in this website. Questions regarding information provided in this website can be directed to BAAHA at info@myhomegateway.com. Information provided in the application must be accurate and truthful. BAAHA will not allow applicants to resubmit an application with adjusted information. Your application must be filled out in its entirety and provide all relevant information requested. Applicants must review the requirements and directions provided in the Lottery Application instructions, prior to filling out and submitting the Lottery Application. A link to the lottery application is provided at the bottom of this webpage. Application must be submitted by 5:00pm Friday November 25, 2025.
Lottery Application Submission
Prior to submitting a Lottery Application households must read and understand all the information provided in this website. Questions regarding information provided in this website can be directed to BAAHA at info@myhomegateway.com. Information provided in the application must be accurate and truthful. BAAHA will not allow applicants to resubmit an application with adjusted information. Your application must be filled out in its entirety and provide all relevant information requested. Applicants must review the requirements and directions provided in the Lottery Application instructions, prior to filling out and submitting the Lottery Application.
BAAHA requires that Lottery Applicants sign an acknowledgement within the application that certifies and verifies the household has reviewed and understands all the information provided in this website. This acknowledgement must be signed to submit a lottery application.
All prospective homebuyers interested in purchasing the BMR condominium must submit a Lottery Application. Information provided in the application must be accurate and truthful. All adult applicants will be signing the application and declaring under California Penal Code 532a(1) PC - False Financial Statements perjury laws that the information in the application is true and correct.
Lottery applicants may not make adjustments to their lottery application after it has been submitted. Accordingly, applicants must contact BAAHA by email regarding questions related to program eligibility parameters and requirements prior to submitting their lottery applications. All questions must be directed to BAAHA by email at info@myhomegateway.com. BAAHA will not answer questions by phone.
Lottery Applications must be submitted to BAAHA by no later than 5:00pm Friday November 28, 2025. BAAHA strongly recommends that households submit their lottery application by or before November 23, 2025.
To learn more about BMR ownership guidelines and restrictions click here.
East Palo Alto BMR Workshop
6:00PM - 7:30PM November 18, 2025
Click here to read more and register
Lottery Application
Click here to download application
Due by: 5:00pm Friday November 28, 2025
BMR Lottery
Date to be announced
Photos & Virtual Tour
Click here to view virtual tour
Photos can be viewed in the slideshow (left)
Determine if you are interested and fit within the BMR program parameters to pursue the purchase of the BMR
- Make certain you are interested in buying a BMR, and in purchasing the E Bayshore Road BMR property. EPACANDO and BAAHA suggests you drive by the location and view the layout and pictures of the condominium.
- Your household must understand the implications of owning a BMR property, as well as Program requirements to participate in the lottery and ownership of this BMR. Make certain to read and understand all the material provided on this webpage. Contact BAAHA with any questions or concerns at info@myhomegateway.com.
Submit a BMR Lottery Application by 5:00pm Friday November 28, 2025
- Read all the Lottery Application Instructions prior to submitting your lottery application.
- You must provide accurate and truthful information on your application. Failure to do so will void your application. Household’s with voided applications will not be able to participate in the BMR lottery.
- Make certain to thoroughly review and sign all acknowledgements provided in the lottery application. Failure to review and sign all acknowledgements will void your application.
- Secure a BMR Lottery Application by downloading a PDF copy (click here) or by requesting an application by email at info@myhomegateway.com. If you are requesting an application by email, make certain to state that the application is for the East Palo Alto BMR.
- Incomplete and inaccurate applications will be rejected and voided by BAAHA.
- Make every effort to submit your application five days prior to the Friday November 28 due date.
- Applications cannot be adjusted after submission.
HUD-Approved Homebuyer Education
All adult household members on title must complete a HUD-approved homebuyer education course to purchase the East Palo Alto BMR unit. Click here to access sources to complete your approved education requirements. BAAHA encourages applicants to conduct their own search for HUD approved homebuyer education courses on the internet. Certificate of course completion is not a requirement to submit a lottery application; however, the certificate of completion is required to complete the BMR purchase.
Financial Capacity
The household must demonstrate financial capacity to purchase the BMR. This will include:
- A minimum 3% down payment ($7,566) is required. All funds must be in a bank, trust, retirement, or investment account (no mattress money/cash is allowed). In addition, a buyer should also have approximately 2% of the purchase price ($5,000) for closing costs and reserves. Accordingly, a household should have access to approximately at least $12,600 in liquid funds to consider purchasing this property. Gifts may be provided by first and second degree relatives. All gift funds must be sourced from institutional financial accounts. Reserve and down payment funds may be held in accessible government recognized retirement accounts (401K, 403B, etc.)
- All adult members are required to be on title and must have a minimum FICO score of 640. FICO scores for all adult non-dependent members must be provided on the lottery application.
- Housing costs and ratio requirements are further discussed below. The debt (back end) ratio must be less than 45%. The housing (front end) ratio may not be less than 28% and not exceed 45%.
Questions & More Info
Contact BAAHA by email at info@myhomegateway.com for Program related and application submission questions. Make certain to review the website in its entirety prior to sending questions. Your email should state that you are inquiring about the Bayshore BMR.
Lottery Application
BAAHA requires that Lottery Applicants sign an acknowledgement within the application that certifies and verifies the household has reviewed and understands all the information provided in this website. This acknowledgement must be signed to submit a lottery application.
All prospective homebuyers interested in purchasing the BMR condominium must submit a Lottery Application. Information provided in the application must be accurate and truthful. All adult applicants will be signing the application and declaring under California Penal Code 532a(1) PC - False Financial Statements perjury laws that the information in the application is true and correct.
Lottery applicants may not make adjustments to their lottery application after it has been submitted. Accordingly, applicants must contact BAAHA by email regarding questions related to program eligibility parameters and requirements prior to submitting their lottery applications. All questions must be directed to BAAHA by email at info@myhomegateway.com. BAAHA will not answer questions by phone.
Upon reviewing a submitted lottery application, BAAHA will notify the lottery applicant regarding their household’s lottery eligibility status and lottery preference standing. Applicants that have conflicting and/or incomplete information will be denied and their application will be void.
The lottery eligibility status is not a BMR Program approval. Lottery eligibility status only allows your household to participate in the BMR lottery. In order to secure ownership of the BMR property, BMR winning lottery participants will be required to undergo a comprehensive BMR Program approval process. The approval process will require additional documents to verify all information provided on your application. In addition, the approval process requires that the lottery winning participants secure 1st lender approval from a BAAHA certified BMR Program lender. Do not provide any 1st lender documents and/or a 1st lender loan approval when submitting your application.
Households are not required to have a certificate of completion from a HUD-approved homebuyer education course to submit a lottery application. However, BAAHA strongly advises applicants to complete a HUD-approved homebuyer education course prior to submitting the lottery application. A HUD-approved homebuyer education course must be completed prior to purchasing the BMR.
A PDF copy of the BMR Lottery Application, with comprehensive instructions, can be downloaded by clicking here. The application period will be open until 5:00pm Friday November 28, 2025. The lottery date remains to be announced.
1
BE CERTAIN TO READ THE FOLLOWING:
Prior to submitting a lottery application, households must read and be responsible to understand all the information provided in this website. Questions regarding information provided in this website can be directed to BAAHA at info@myhomegateway.com. Information provided in the application must be accurate and truthful. BAAHA will not allow applicants to resubmit an application with adjusted information. Your application must be filled out in its entirety and provide all relevant information requested. Applicants must review the requirements and directions provided in the Lottery Application instructions prior to filling out and submitting the Lottery Application. A link to the lottery application is provided at the bottom of this webpage. Applications must be submitted by 5:00pm Friday November 25, 2025.
Maximum Household Income
Ownership of the BMR home requires that a household’s gross combined income may not exceed 60% of San Mateo County’s Median Income; adjusted for household size. Household size includes all dependent and non-dependent members that will be occupying the BMR home at the time of purchase. Gross incomes for all non-dependent adult members must be accounted for and represented in the lottery application. Maximum gross household income allowances based on household size, for the year of 2025, are depicted below:
Lender Approval
Top lottery winners will be required to receive a first loan approval from a BAAHA Certified BMR Program lender. Top ranked lottery winners will be notified and provided a list of Certified BAAHA Lenders. Certified BAAHA Lenders have extensive experience in underwriting first loans applied towards purchasing BMR properties. Certified lenders may also have access to down payment and closing cost grants that could further promote and assist the lottery winner to purchase their BMR home. BAAHA does not accept and/or require first loan approvals to be submitted with the lottery application.
Property Overview
This spacious 950 square foot two level City of East Palo Alto Below Market Rate (EPA BMR) home has 1 bedroom, and 1.5 baths. The loft style home offers an abundance of natural light; and a kitchen with an open concept layout including stainless steel appliances and a large island with a breakfast bar. Included with this home is a washer/dryer, storage unit, and underground parking. The home is in a gated community, and is conveniently located next to Nordstrom Rack, Target, Home Depot, Ikea and nearby restaurants; and in close proximity to other popular peninsula locations like Stanford, Downtown Palo Alto, and Baylands. Click here to take a virtual tour.
First Time Homebuyer
Applicants must be first time homebuyers. To be a first time homebuyer, all members in the household may not have been on title or owned a real property three years prior to the date a lottery application is submitted. Ownership includes partial ownerships in a property.
Important dates & links...
- The BMR must be sold at an affordable resale price that the City assigns at the time of the resale.
- The BMR must be sold to an eligible buyer whom the city must approve.
- There are refinance guidelines and restrictions. All refinances must be approved by East Palo Alto.
- The property must be maintained in good condition at all times.
- The BMR owner is required to reside in the property full time and at least ten out of twelve months a year. Strict restrictions disallow the property to be rented out.
- Guidelines and restrictions govern the requirements and capacity to pass property title to an heir, and to any non-BMR Program eligible household. All BMR title transfers must be reviewed and approved by the City.
Household Size & Composition
The minimum household size is one person and the maximum household size is three people. All non-minor household members who are not dependents must be on title when the property is purchased. Qualifying dependents must be designated on 2024 federal tax returns. To be claimed as a dependent adult children must either be permanently or totally disabled, or under the age of 24 and a full time student. Full time students must be carrying a 12-unit class load and live at the residence for at least six months each year. School transcripts will be required for eligible adult students being claimed as dependents. Qualifying household size influences qualifying household income requirements and allowances; accordingly, applicants must identify all household members at the time a lottery application is submitted. A spouse cannot be claimed as a dependent on your lottery application.
Purchase Contract
Lottery winner(s) will be required to enter into a conditional contract simultaneously as first lender loan approval and BAAHA’s Program approval process is being conducted. A conditional contract will be predicated on the lottery winner securing a 1st loan final approval, and a City Program Approval. The purchase contract will be prepared by HomeQuest Realty (CDRE# 00661978). The Administrative director of BAAHA, Walter Zhovreboff, is the broker for HomeQuest Realty. Once a purchase contract is signed, it will take approximately 45 to 60 days to close the purchase escrow. An approved lottery winner will be provided additional instructions by BAAHA and HomeQuest Realty at the time the purchase contract is issued.
The Purchase Process
Housing Costs & Ratio Requirements
A household purchasing the Bayshore BMR must meet minimum and maximum housing and debt ratio requirements. Program participants may be disqualified from purchasing the BMR if their housing cost ratio is either below the minimum or over the maximum ratio allowances.
Housing Ratio Requirements - A housing ratio is the percentage relationship between total monthly costs to own the property in relation to the gross monthly household income. Gross household monthly income applied to determine the housing ratio is derived from the household’s lottery application and confirmed in the first Lender’s loan approval process. Gross monthly household income excludes tax deductions. Monthly housing costs include the principal and interest portion of the mortgage payment, property taxes, home insurance, and home owner’s association fees (HOA). The housing ratio is calculated by dividing the total housing costs by the gross monthly household income. The 1st lender is responsible to calculate and provide BAAHA and the City the housing ratio calculation. Program eligible households must have a housing ratio that falls between a floor of 28% (lowest allowed) and a ceiling of 45% (highest allowed).
With a 3% down payment, and applying current interest rates, monthly homeownership costs are projected to be approximately $2,550. Monthly costs include loan payment, taxes, homeowner’s insurance, mortgage insurance and Home Owners Association fees. Actual monthly housing costs will vary and most likely be different from the above estimate provided. The monthly housing cost estimate is to be used for illustration and Program participation assessment purposes only. Higher down payments will decrease monthly ownership costs.
Debt Ratio Requirements – the debt ratio represents the monthly cost of home ownership combined with the monthly costs to maintain the household’s existing debt. A household’s monthly debt equates to the combined minimum monthly payment required by each creditor. The monthly debt payment is added to the housing costs and the sum is divided by the household’s gross combined monthly income. The debt ratio may not exceed 45% of the household’s gross income. Gross income is based on the income applied by the household’s Program Certified first lender to determine the housing and debt ratio.
EPACANDO & BAAHA
The City of East Palo Alto (EPA) contracts with a local non-profit housing agency, EPACANDO, to administer their BMR Program. The Bay Area Affordable Homeownership Alliance (BAAHA) works with EPACANDO to assist in the sale of the EPA BMR. BAAHA is a non-profit organization that conducts BMR application screening, lottery, and property sale services. BAAHA’s administrative director, Walter Zhovreboff, is the real estate broker representing the sale of the property through Home Quest Realty (DRE# 00661978). Direct questions regarding the sale of this EPA BMR by email to BAAHA at info@myhomegateway.com.
Program Lottery Live/Work/Displacement Preferences
The City has established a live/work/displacement lottery preference. Applicants who qualify for the preference have priority for lottery selection. Qualifying for a preference is not a requirement to submit a lottery application. A preference is provided for households that have a member that lives or works in East Palo Alto. Work eligibility is based on your employer’s address, not your home address. Working from home does not fulfill East Palo Alto’s work preference requirements. Self-employed individuals and businesses working in East Palo Alto must have a business license issued by the City of East Palo Alto. The business license must have been obtained six months prior to the lottery date, and be registered to an address in the City of East Palo Alto. A preference is also provided for a household that includes a member that has been involuntarily displaced from East Palo Alto under one of the following events:
- Certification from a unit of government concerning displacement due to a disaster prior to the submittal of the application for housing
- Certification from local police, social service agency, court, clergy, physician, public or private shelter, or counseling facility concerning displacement due to domestic violence, fear of reprisal, or hate crime
- Displacement due to code enforcement activities includes situations in which a tenant vacates a unit in response to a notice to vacate, notice to abate a life-threatening condition, or declaration of substandard condition issued by the City or a court;
- No Fault Eviction in which Lottery applicant shall provide a copy of an eviction notice or a copy of a court order or judgment in the unlawful detainer proceeding or other official records documenting the eviction
- 10% or greater rent increases: in which Lottery Applicants are displaced due to a rental increase of over 10%. Lottery applicant must provide a copy of a rent increase notice and evidence of a subsequent change of residence.
Only one adult household member needs to meet the requirement for a household to qualify for a particular preference.
Viewing the Property
A virtual 3D tour and additional photographs of the exterior and interior of the property are available by clicking here. Lottery participants will be invited to visit and view the property sometime after the lottery. The top lottery winner(s) will be required to view the property prior to entering into a contract to purchase the property.
Program Eligibility & Ownership Requirements
Applicants must meet the following eligibility requirements to purchase the EPA Below Market Rate home:
2