Nexus Homes is the central connection where individuals and families unite — California's first-of-its-kind co-ownership program that transforms isolated dreams into a shared reality. We are the hub where 2–4 people purchase a real home together, split every cost equitably, and build genuine, legally protected equity from day one. Same neighborhood you love. A fraction of what you'd pay alone. A future that belongs to you — and a community that thrives around you.
"Nexus Homes is the hub where shared housing transforms into a collaborative journey — fostering connection, empowerment, and the greater good. Because regardless of where you live, you reside under a roof. Why not make that roof something you own, something that builds your future, and something that is protected every step of the way?"
We are the hub where shared housing transforms into a collaborative journey — fostering connection, empowerment, and the greater good. At Nexus Homes, we create a pathway to homeownership — turning isolated dreams into a shared reality where community thrives.
"The roof above you is either building your wealth — or your landlord's."
— Greg Ritchie, Founder · Citizens Financial
Pay $3,800+/mo — $182,400+ over 4 years in CA
Every dollar disappears — zero equity accumulation
Landlord builds wealth. You build nothing.
Rent increases every year — you have no control
No homeownership credit history building
You are permanently funding someone else's retirement
Pay ~$1,500/mo — same neighborhood, real ownership
Every payment builds equity that legally belongs to you
Your property appreciates — $46K+ equity after 4 years
Fixed mortgage — your payment is predictable forever
Builds homeownership credit history from day one
Exit with equity — roll into your own solo home next
Nexus Homes is the hub where shared housing transforms into a collaborative journey — fostering connection, empowerment, and the greater good for California families. Created by Citizens Financial — a mortgage company with nearly two decades serving veterans, first responders, teachers, and community members — Nexus Homes is a pioneering co-ownership program that tears down the barriers that have kept hardworking Californians locked out of the market.
California's housing crisis is not a secret. A solo buyer needs to earn six figures just to qualify for an average home in most of the state. Nexus Homes challenges that reality head on. By enabling 2–4 qualified buyers to purchase a home together — each holding a legally documented, fully protected ownership stake — Nexus Homes creates a pathway to homeownership, turning isolated dreams into a shared reality where community thrives.
This is not a timeshare. This is not a rental arrangement. This is genuine homeownership — with your name tied to real property, real equity, and a real future. Every mortgage payment you make builds wealth that legally belongs to you. Every year the property appreciates, that gain is yours proportionally.
What makes Nexus Homes different: Most co-ownership arrangements are informal, legally fragile, and leave participants exposed. Nexus Homes is built on a foundation of professionally structured legal agreements, documented operating procedures, and a full governance framework — so every co-owner is protected from day one through exit. When you join Nexus Homes, you're not just buying a home. You're entering a partnership designed to protect you, your equity, and your future at every stage.
Real Ownership
You hold genuine legal title to a real California property — not a rental agreement, not a timeshare. Real ownership with documented equity from day one.
Real Equity
Every mortgage payment and every dollar of appreciation belongs to you proportionally. When the property grows in value, so does your share.
Full Protection
Every Nexus Homes partnership is governed by a comprehensive co-ownership agreement — covering rights, responsibilities, dispute resolution, and exit terms. Your equity is never at risk from a partner's decision.
Clear Exit Path
After 2–5 years, exit with real equity to roll into your own solo home. Nexus Homes is the on-ramp — not the destination. You always have a clear, protected path forward.
We don't just help you buy a home together. We help you live together — with clarity, fairness, and legal safeguards at every stage of your co-ownership journey. No loopholes. No surprises. No one left unprotected.
Every Nexus Homes group receives a professionally prepared Co-Ownership Operating Agreement — the governing document that defines each partner's equity share, financial responsibilities, usage rights, decision-making authority, and dispute resolution process. This is your rulebook. Clear. Binding. Protecting everyone equally from day one.
All Nexus Homes partnerships establish a jointly held reserve account — funded proportionally by each co-owner — to cover property maintenance, repairs, insurance premiums, and unexpected expenses. No single partner ever carries an unfair burden. The reserve is governed by the operating agreement with full transparency and equal accountability.
Each Nexus Homes partnership designates an independent oversight panel of 3–5 non-resident advisors who serve as a neutral decision-making body. When a dispute cannot be resolved internally, the advisory board reviews, mediates, and executes fair decisions. Your equity is never held hostage to a disagreement between partners.
Major decisions — improvements, refinancing, subletting, rule changes — require a democratic vote. In a 3-person partnership, a two-thirds majority governs. In a 4-person partnership, a three-quarters majority is required. No single partner can unilaterally make decisions that affect the group. Every voice counts. Every vote is documented.
Every partnership agreement includes a co-living standards section — governing noise levels, guest policies, shared space use, party limitations, and conduct expectations. Clear consequences are defined for violations. All co-owners — male and female alike — have explicit rights to personal space, safety, and comfort enshrined in the agreement. Your home is your sanctuary.
If a co-owner needs to exit — selling their share or transitioning to a sub-tenant — the process is fully governed. Any proposed new occupant must be approved by existing co-owners, with mandatory background checks, financial qualification review, and a formal acceptance vote before any tenancy begins. Your home stays protected. No strangers without group consent.
Every Nexus Homes operating agreement includes acceleration and buyout clauses — so if a co-owner violates the agreement, becomes unable to contribute financially, or the group reaches an irreconcilable impasse, there is always a documented, legally enforceable resolution path. No one's equity is ever frozen or placed at risk by another party's actions. Your investment is protected — not just at entry, but at every stage through exit. This is what makes Nexus Homes a true partnership, not a gamble.
Nexus Homes' co-ownership program works across all eligible residential property types in California — from single-family homes to 4-unit buildings where each co-owner lives independently. Every property type. Every California market.
2–4 co-owners purchase a single-family home together. Each holds a proportional ownership share with clearly defined usage rights, responsibilities, and equity. The most common Nexus Homes arrangement.
Most CommonAttached residential units co-owned as a single asset. Co-owners share responsibility for exterior and common elements while holding independent interior rights.
Urban MarketsThe most powerful Nexus Homes model. Each co-owner lives in their own independent unit — together they co-own the entire building. Four people. Four units. Full independence. Shared wealth.
★ Most PowerfulLower entry cost in high-demand markets. Condominiums and apartments purchased through Nexus Homes co-ownership, ideal for urban buyers seeking affordability.
Lower Entry CostOne or more co-owners reside in the property while the group benefits from rental income on additional units — cash flow and equity growth combined.
Cash Flow + EquityPurchase new construction as a Nexus Homes co-ownership group. Lock in today's pricing, build equity from before the first brick is laid. Ask us about current new-build opportunities.
Ask UsNexus Homes is designed as your breakthrough on-ramp. Enter with partners, build equity under a roof you own, exit with real capital — then step into solo homeownership with money in your pocket.
Apply online, form your group, choose your legally protected co-ownership structure with Citizens Financial guidance, and close on a home together. Your equity journey begins from day one.
~$1,500/moCalifornia's average 5%+ annual appreciation works for you. Every mortgage payment builds your equity while the property's value compounds.
Equity growingOn an $800K home, your 25% share generates $46K–$95K in equity. Exercise your buyout option or sell your share to co-owners.
$46K–$95KRoll your equity into your own solo home — or become lead co-owner in a new Nexus Homes group. Your wealth compounds. You never go back to renting.
Your own homeEnter any purchase price, select your number of co-owners, and see exactly how the down payment, monthly payment, and equity growth are split — then compare it to renting in the same area.
At 4% annual appreciation · per co-owner's share · vs. total rent spent
All calculations are estimates for illustrative purposes only. Actual mortgage payments, taxes, insurance, appreciation, and costs will vary. Property tax estimated at 1.1% annually (California average). Homeowner's insurance estimated at 0.5% annually. PMI applies when down payment is below 20%, estimated at 0.7% annually. Consult Citizens Financial NMLS# 2503947 for a personalized analysis.
Every Nexus Homes partnership is professionally structured, legally documented, and designed to give every co-owner — regardless of income, background, or experience — the same protections, the same rights, and the same pathway to wealth. The how matters less than the what: you own real property, you build real equity, and you are protected at every step. Our advisors walk every group through the right structure for their situation.
Zero down payment. Zero out-of-pocket closing costs. The door is open.
This is Nexus Homes at its most accessible. Designed for buyers who are ready to own but have been blocked by down payment requirements, qualification hurdles, or the sheer cost of solo ownership in California — this pathway eliminates every financial barrier. Through our partnerships with CRA-funded institutions, California bond programs, and non-repayable DPA grants, co-owners on this path can achieve homeownership with zero percent down, out of pocket. One hundred percent of the down payment is covered. One hundred percent of closing costs are covered by seller concessions or new homebuilder contributions.
Each co-owner qualifies independently on their proportional share — meaning your credit, your income, and your eligibility determine your loan, not anyone else's. You are not co-signing. You are co-owning.
Zero percent down — 100% of down payment covered by CRA funds, bond programs, and DPA grants
Zero closing costs out of pocket — 100% covered by seller concessions or new homebuilder contributions
FHA and conventional financing at standard residential terms — no commercial rate premium
Non-repayable DPA grants — eligible buyers receive grant funding that never needs to be paid back
Your interest is independently documentable, transferable, and can be willed or inherited
The Nexus Homes zero-down model: Through genuine partnership between community members, CRA-obligated banks, California bond institutions, and DPA grant programs — we make homeownership not just possible, but affordable and truly attainable. You bring your income, your credit, and your commitment. We bring the funding partnerships that eliminate every upfront barrier.
Your name. Your deed. Your equity — fully independent of your partners.
The gold standard of co-ownership law. This path gives each co-owner their own individually deeded fractional interest — recorded directly on title, fully independent of the other co-owners. You own your share the same way a solo buyer owns a home: your name is on the deed, your equity is yours, and your ownership can be sold, transferred, inherited, or willed completely independently.
Each owner holds their own recorded deed — real, individual title on file with the county
Each co-owner finances their share independently — your loan is yours alone
Your share can be inherited, willed, sold, or transferred without partner permission
Deeply established in California law — well-understood by lenders, title companies, and courts
Co-ownership agreement defines usage rights, responsibilities, and exit terms
Best for buyers who want maximum personal flexibility and independent control over their share
Entity-level protection. Governance built in. Built for investment-minded groups.
For co-ownership groups who want the strongest liability protection and the most flexible governance structure, Nexus Homes offers an entity-based partnership path. The group forms a legal entity that holds title to the property — each co-owner holds membership units proportional to their stake. This model is particularly powerful for non-related parties and groups where different ownership percentages make sense.
Full liability protection — personal assets are shielded from property-related claims
Flexible ownership percentages — 25/25/25/25 or custom splits like 40/35/25
Operating agreement defines usage, exit, and buyout rights with full legal enforceability
Pass-through taxation — income and deductions flow directly to members' personal returns
Professionally formed through our legal partnership with LegalZoom — fast and documented
Best for investment-minded groups and non-related parties who want strong governance
Not quite ready today? This path gets you there — on your timeline.
For buyers who are close to ready but need a little more time to strengthen their credit, align their financing, or simply get comfortable with the co-ownership model — Nexus Homes offers a structured pathway that builds toward full ownership with real support every step of the way. This is not a consolation prize. It is a strategic on-ramp designed to get you across the finish line — with zero out-of-pocket costs when you arrive.
Build toward full co-ownership while currently renting — no wasted time
CRA funds, bond programs, and DPA grants are identified and reserved during your runway period
Zero percent down when you transition to full ownership — funding secured before you close
Credit building guidance and financial coaching included in the Nexus Homes advisory program
Clearly defined timeline and milestones — you always know exactly where you stand
Best for first-time buyers who need a structured runway to qualify for co-ownership
Traditional solo homeownership isn't going anywhere — but Nexus Homes' co-ownership model is opening doors that were previously closed to millions of Californians who have the drive to own but not the income to do it alone. Here's how they compare.
| Factor | 🔑 Nexus Homes Co-Ownership | 🏠 Traditional Solo |
|---|---|---|
| Monthly Cost (on $800K) | ~$1,500/mo (25% share) | ~$6,000+/mo PITI |
| Down Payment Needed | $0 out of pocket — 100% covered by CRA funds, bond programs & DPA grants | ~$40K–$160K solo |
| FHA / DPA Eligible | ✓ Yes — via Living Trust structure | ✓ Yes — solo purchase |
| Buying Power | ✓ 2–4× multiplied buying power | ✗ Limited to your income alone |
| Equity Building | ✓ Real equity from day one | ✓ Full equity, full cost |
| Property Control | Shared via trust / operating agreement | ✓ Complete individual control |
| Entry Difficulty | ✓ Accessible — shared qualification | ✗ High barrier — solo qualification |
| Risk | ✓ Shared — reduced individual risk | Full risk on one owner |
| Exit Flexibility | Trust agreement / operating agreement defines buyout & exit | ✓ Sell anytime independently |
| Best For | Anyone priced out of solo ownership · CA public servants · First-time buyers with FHA/DPA | Buyers with high income · Long-term stability seekers |
You want to buy in a competitive CA market, need to multiply your buying power, want FHA or DPA access via a Living Trust structure, or are a first-time buyer looking for the most affordable, government-backed on-ramp to ownership.
You have the financial means for a solo purchase, prefer complete independence and control, and qualify for the full mortgage payment alone. Nexus Homes' exit path can also lead you here — with equity in your pocket.
Nexus Homes is a guided, end-to-end co-ownership program. Every step is supported. Every decision is documented. Every co-owner is protected. Here is how the journey unfolds.
Complete your pre-qualification through Citizens Financial's secure online portal. Takes about 10 minutes. No commitment, no cost — just your first step toward ownership.
Citizens Financial reviews your income, credit, and goals. We identify the best co-ownership financing pathway for you — including low down payment and Down Payment Assistance options where applicable.
Connect with 1–3 compatible, pre-qualified co-ownership partners through our process — or bring your own group. Every participant is vetted for financial readiness and co-ownership compatibility before proceeding.
This is where the how comes in. Citizens Financial advisors walk your group through the three legally sound co-ownership structures Nexus Homes supports — a Living Trust (unlocks FHA and Down Payment Assistance), Tenants-in-Common (individual deeds, maximum independence), or an LLC (entity-based, full liability protection). All three are professionally formed through our partnership with LegalZoom — fast, documented, and legally sound.
Every Nexus Homes group signs a comprehensive co-ownership operating agreement — covering equity shares, monthly responsibilities, reserve account setup, co-living standards, democratic voting rules, dispute resolution, and a fully governed exit process. Your rights are protected in writing before you ever look at a property.
Search for eligible residential properties together — single-family homes, townhomes, condos, or 2–4 unit multi-family buildings. Citizens Financial advisors help you evaluate properties that make sense for your group's goals and budget.
Your legal structure takes title. Financing closes. You get your keys. Equity starts building from day one — and your co-ownership agreement is the living rulebook that protects every person in the partnership from this moment forward.
Over 2–5 years, your property appreciates and your equity grows. When you are ready to exit, your co-ownership agreement governs the process — including buyout rights, new partner approval, background checks on any incoming occupants, and a fair democratic vote for any major decisions. You leave with real capital. Roll it into your own solo home — or your next Nexus Homes group.
Every Nexus Homes legal structure — whether a Living Trust, Tenants-in-Common agreement, or LLC — is professionally formed through our partnership with LegalZoom, one of the most trusted legal services platforms in the country. Your co-ownership agreement, operating procedures, reserve account structure, and governance documents are all prepared, reviewed, and executed with legal precision. No shortcuts. No boilerplate. No loopholes. This is what separates Nexus Homes from informal co-ownership arrangements that leave people exposed.
Learn about LegalZoom →Citizens Financial has spent nearly two decades as California's "Badges Broker" — serving the people who keep our communities safe, healthy, and educated. Nexus Homes' co-ownership program was built from the ground up to give them the homeownership they have always deserved — with the protection, the equity, and the dignity that comes with it.
VA loan specialists since day one. Veterans represent the largest underserved co-ownership segment in California. Nexus Homes opens a new path alongside your VA benefits.
VA · FHA · Conventional · ITIN eligibleCDCR officers, sheriff deputies, local PD, and correctional officers — the foundation of our "Back the Badge" mission. Serve the communities you protect. Own in them.
Back the Badge Program availableCalifornia's first responders face the highest housing cost–income gaps in the nation. Nexus Homes co-ownership brings your neighborhood back within reach.
Stable income · Strong co-ownership profileCalifornia's largest professional workforce — median salary $85K, median home $850K. Nexus Homes multiplies your buying power to match your contribution to this state.
CA's largest workforce · Ideal Nexus Homes profileEssential workers displaced from the neighborhoods and hospitals they serve. Nexus Homes brings you home — literally — to the communities that depend on you.
Strong income · Pre-qualification pathwayNexus Homes is purpose-built for first-time buyers — with zero percent down payment through CRA funds, bond programs, and non-repayable DPA grants, plus 100% of closing costs covered by seller or builder concessions. Homeownership is not just possible. It's affordable and attainable.
Zero Down · CRA Funds · Bond Programs · DPA Grants · Seller Concessions"I'd been renting in Sacramento for 6 years and watched my rent go from $2,400 to $3,600. Nexus Homes let me co-own a home in my neighborhood for $1,480 a month. In three years I've built over $38,000 in equity. I'm looking at my own house now."
"As a VA loan veteran, I thought I knew all my options. Nexus Homes opened a completely new door — I co-own a 4-unit with three other veterans in Vacaville. We each live in our unit, we all own the building, and we're all building equity together. It changed everything."
"I'm a travel nurse — I thought owning was impossible with my lifestyle. Greg and his team structured a Nexus Homes TIC for me and two other nurses from my hospital. I move between assignments but my equity doesn't. Best financial decision I've ever made."
Nexus Homes is a residential co-ownership program created by Citizens Financial. It enables 2–4 buyers to purchase a home together through one of four legal structures: a Living Trust, Tenants-in-Common (TIC), LLC, or Lease-to-Own pathway — each co-owner holding a proportional, legally documented equity stake. Unlike renting or timeshares, you hold genuine legal title (or beneficial interest via a trust) in a residential property. Every payment builds equity. Every year of appreciation belongs to you proportionally.
A Living Trust holds legal title to the property on behalf of its beneficiaries (the co-owners). Each co-owner is named as a beneficiary of the trust, and the trust agreement — or an attached co-ownership agreement — defines each person's equity share, financial responsibilities, usage rights, and exit terms.
Why it's a game-changer for financing: FHA and conventional lenders treat a Living Trust as a pass-through entity, meaning each beneficiary is considered the effective borrower on their proportional share. This unlocks:
• Zero percent down — 100% of the down payment covered by CRA funds, bond programs, and non-repayable DPA grants
• Zero closing costs out of pocket — 100% covered by seller concessions or new homebuilder contributions
• FHA and conventional financing — standard residential rates and terms, not commercial rates
• Down Payment Assistance (DPA) grants — each co-owner applies independently; non-repayable grant funds eliminate upfront costs entirely
Most other co-ownership structures (like a straight LLC) require non-owner-occupied or commercial loan products, which carry higher rates and stricter terms. The Living Trust structure lets Nexus Homes co-owners access the same favorable lending environment as a solo buyer — while still sharing the cost of ownership with 1–3 partners.
Citizens Financial advisors will help you determine whether a Living Trust structure is right for your group and connect you with LegalZoom for trust formation. Learn more about Living Trusts at LegalZoom →
Dramatically different. Renting means your money is gone — you're paying your landlord's mortgage, not yours. Nexus Homes co-ownership means your name (or your LLC's / trust's name on your behalf) is on the title. You build equity with every payment. You benefit from appreciation. When you sell or exit, you receive your proportional share of the property's value. Roommates rent. Nexus Homes co-owners own.
Roommates, friends, family members, colleagues, or complete strangers matched through our process. All co-owners are vetted, pre-qualified through Citizens Financial, and bound by a legally documented co-ownership agreement defining ownership percentages, usage rights, financial responsibilities, and exit provisions — all before the purchase closes.
Your co-ownership agreement — created at the time of trust, LLC, or TIC formation — defines exactly what happens at exit. Typically, the departing co-owner's share is first offered to the remaining co-owners at an agreed valuation method. If declined, the share may be sold to an approved third party, or the entire property can be sold and proceeds distributed proportionally. The specifics depend on what your group agrees to before closing.
Co-owners generally share in the mortgage interest deduction, property tax deduction, and depreciation (if investment use is included) proportionally. Living Trust beneficiaries typically report on their personal returns as pass-through owners. LLC pass-through taxation means income and deductions flow to members' personal returns. We strongly recommend consulting a CPA or tax advisor for your specific situation — Citizens Financial advisors can refer you to appropriate professionals as part of the Nexus Homes process.
Not necessarily. In a 4-unit building, each co-owner typically occupies their own unit. In a single-family home, co-owners generally reside together with defined private and shared spaces. Hybrid arrangements are possible — for example, one co-owner may lease their unit to a qualified tenant. Usage and residency arrangements are defined in the co-ownership agreement. Our advisors will help structure this appropriately for your group and chosen structure.
VA loan eligibility for co-ownership depends on the specific structure and VA guidelines at the time of application. Citizens Financial has extensive VA loan experience and can advise veterans on the best path — including whether a VA-eligible TIC structure, Living Trust arrangement, conventional co-ownership loan, or combination approach works best for your situation. Contact us to discuss your VA benefits alongside Nexus Homes options.
From initial application to close, the Nexus Homes process typically takes 45–90 days — similar to a traditional home purchase. Living Trust or LLC formation through LegalZoom can be completed in 5–10 business days. Pre-qualification through Citizens Financial can be completed in as little as 24–48 hours. The longest variable is property search and offer acceptance, which depends on your target market.
Founded by Greg Ritchie, Citizens Financial began inside the VA Medical Center in Westwood — helping veterans understand their homeownership benefits when no one else would. That commitment became the foundation for Nexus Homes: the hub where shared housing transforms into a collaborative journey, fostering connection, empowerment, and the greater good. We leverage Living Trust, TIC, and LLC structures — combined with CRA funds, bond programs, and non-repayable DPA grants — to create a pathway to homeownership with zero percent down and zero closing costs out of pocket for every Californian who deserves it.
Nexus Homes is not just a new product — it's a new model. A new mindset. A new answer to the question every renter in California is already asking: Why am I building someone else's wealth?
"You are going to live under a roof either way. The only question is whether that roof builds your wealth — or your landlord's. Nexus Homes changes that equation, permanently."
— Greg Ritchie, Founder & Mortgage Advisor
Citizens Financial · NMLS# 2503947
Nexus Homes is the central connection where individuals and families unite — a professionally structured co-ownership program built to protect your equity, empower your future, and turn isolated dreams into a shared reality where community thrives. The roof above you is either building your wealth or your landlord's. Take the first step today.