Skip to content
Apply Now
Ready to get started?

Reach out and give us a call. We’re here to help.

Need support?

Have questions about your current product? Give us a call and we’ll sort it out.

Table of Contents

    FHA Loans in California: 2026 Limits and Requirements

    Updated: October 9 2026 • 11 min read
    Written by Bennett Leckrone
    Bennett Leckrone

    Written by
    Bennett Leckrone
    Writer / Reviewer / Expert

    Bennett Leckrone is the editorial manager and an analyst for Lower. He specializes in making complicated mortgage topics accessible for consumers. That includes both in-depth product guides and analysis on what economic moves mean for homebuyers and refinancers. He is also a licensed loan officer in Ohio, NMLS ID 2782574. He was previously a business reporter with a focus on higher education and fintech at BestColleges. In that role, he reported on the development of fintech and AI curriculum, as well as the rapidly changing nature of finance education. He also wrote guides to help business students navigate AI and online education. He also reported on state politics at Maryland Matters, with a focus on how policy affected people and businesses. He holds a bachelor of science in journalism degree from Ohio University.
    Reviewed by Neel Patel
    Neel Patel

    Reviewed by
    Neel Patel
    Reviewer

    Neel Patel is a mortgage industry professional with more than a decade of hands-on experience across loan origination, customer experience, sales operations, and strategy. He has worked at every stage of the mortgage lifecycle, from advising individual borrowers to leading teams of loan officers. As an expert reviewer, Neel evaluates mortgage and personal finance content for accuracy, clarity, and real-world applicability. He specializes in ensuring information reflects how lending actually works in practice so consumers can make confident, informed decisions.
    Our Editorial Standards

    Key Takeaways

    • California's 2026 FHA loan limit ranges from $541,287 in lower-cost counties to $1,249,125 in high-cost markets including Los Angeles, Orange and parts of the Bay Area.
    • California has a wide range of FHA limits: San Diego County has a $1,104,000 limit, Sacramento County is $764,750 and Riverside and San Bernardino counties are $690,000.
    • FHA loans can require as little as 3.5% down for eligible borrowers with a credit score of 580 or higher, but lenders also review income, debts, credit history and the property.
    A man and a woman smile while moving a box into a house.

    Explore your FHA loan options.

    ⚡
    It takes 3 minutes >

    California has one of the widest ranges of FHA loan limits in the country. Where you buy can change the maximum FHA mortgage by more than $700,000.

    The underlying FHA loan requirements are federal. Your credit, down payment, income, debts, occupancy and property eligibility all factor into qualification, and individual lenders can set requirements above FHA's minimum guidelines.

    California FHA Loan Basics

    Requirement What California Buyers Should Know
    2026 loan limits $541,287 to $1,249,125 for a single-family home, depending on the county
    Los Angeles and Orange counties $1,249,125 for a single-family home
    San Diego County $1,104,000 for a single-family home
    Minimum down payment As little as 3.5% with a credit score of 580 or higher
    Credit scores from 500 to 579 Generally require at least 10% down
    Income limit FHA does not set a maximum income limit
    Occupancy You generally need to use the home as your primary residence
    Mortgage insurance Upfront and annual FHA mortgage insurance generally apply

    Meeting FHA's minimum credit score or down payment guidelines does not guarantee approval. Your lender will also review your overall credit history, qualifying income, monthly debts and available funds.

    FHA Home Loan Rates in California for 2026

    FHA mortgage rates change with the broader market and can vary based on your credit, loan amount, down payment, discount points and when you lock the rate.

    Mortgage rates remain high compared with much of the past decade. Freddie Mac reported an average 30-year fixed conventional mortgage rate of 7.40% on Oct. 8, 2026. That is not an FHA rate, but it provides context for the market in which California borrowers are shopping.

    When comparing offers, look at APR and discount points along with the interest rate. In a high-rate market, seller concessions or a rate buydown can also affect your upfront costs and monthly payment.

    Compare current California mortgage rates across FHA, conventional, VA and other loan types. For larger mortgage amounts, California jumbo loan rates provide another comparison once the loan exceeds the conforming limit that applies to the county.

    Buy A Home
    Lower My Rate
    Home Equity
    Cash-Out Refinance

    Get your custom rate.

    California FHA Loan Calculator

    Most FHA purchase loans include an upfront mortgage insurance premium equal to 1.75% of the base loan amount. You can generally finance that premium into the mortgage instead of paying the full amount at closing.

    FHA also charges annual mortgage insurance that is usually divided across your monthly payments. The rate depends on your loan amount, loan term and how much you put down.

    The calculator below uses a 0.55% annual mortgage insurance rate as an estimate. That rate applies to many FHA purchase loans, but not every FHA mortgage.

    On many FHA loans longer than 15 years, putting at least 10% down means paying annual mortgage insurance for 11 years. With less than 10% down, it generally remains for the mortgage term.

    You can also use our FHA loan calculator to compare different home prices, interest rates, down payments and property-tax assumptions.

    California property taxes require some care when estimating a payment. Under Proposition 13, the basic tax rate is generally 1% of assessed value, plus amounts needed for voter-approved debt. A purchase generally establishes a new assessed value based on the property's market value when ownership changes.

    After that, the property's base-year assessed value generally cannot increase by more than 2% annually unless another change in ownership or qualifying new construction occurs. Because a recent purchase can reset the assessment, the seller's existing tax bill may not accurately represent what you will pay.

    FHA Loan
    Calculator

    Model principal and interest, FHA mortgage insurance, property taxes, and upfront MIP.

    Est. Monthly FHA Payment

    $0

    What’s driving this estimateLive from your current assumptions
    Use the sliders for quick comparisons or tap the blue value pills to type exact numbers.
    Upfront MIP

    Illustrative FHA estimate only. Uses a 1.75% upfront MIP and 0.55% annual MIP assumption. Actual FHA MIP rules depend on loan amount, term, LTV, and case-specific factors. Not a loan offer.

    How this calculator works

    Move the sliders to test scenarios, or tap any blue value pill to type an exact number. The headline result and supporting detail pills update live as you change inputs so you can compare options without resetting your work.

    Methodology: Base loan = home price × (1 − down payment %). Upfront MIP = 1.75% of the base loan, optionally rolled into the loan. Principal & interest are amortized over 30 years using the standard fixed-rate formula M = P · r(1+r)n / ((1+r)n−1), where r is the monthly rate and n is months. Annual MIP of 0.55% is divided by 12 and added monthly. Property taxes are estimated as home price × tax rate ÷ 12.

    Worked example: Home price $400,000, 3.5% down, 6.5% rate, 1.1% taxes, UFMIP financed: base loan $386,000; UFMIP $6,755; financed loan $392,755; monthly P&I ≈ $2,482; monthly MIP ≈ $177; monthly taxes ≈ $367; total ≈ $3,026/mo.

    Use these estimates to compare options and prepare questions for a lender. Final pricing, eligibility, and approval depend on a full application and lender review.

    FHA Loan Requirements for California Borrowers

    Credit Score and Down Payment

    A credit score of 580 or higher can make you eligible for FHA's minimum 3.5% down payment.

    If your score is between 500 and 579, FHA guidelines generally require at least 10% down. Individual lenders can set higher credit requirements.

    Your score is only one part of FHA credit qualification. Lenders also review your payment history, income, debts and available funds.

    FHA allows eligible gift funds, so the down payment does not necessarily have to come entirely from your own savings. The donor and transfer of the money must be properly documented.

    Debt-to-Income Ratio

    Your debt-to-income ratio, or DTI, compares your monthly debt payments with your gross monthly income. FHA does not use one 43% maximum for every borrower.

    For manually underwritten loans, 31% for housing expenses and 43% for total monthly debt are the standard starting points. Higher ratios can be allowed in qualifying cases when FHA's additional requirements are met.

    Many FHA applications are reviewed through an automated underwriting system instead. Those applications are evaluated using the broader loan file rather than one DTI percentage as an automatic cutoff.

    Your monthly debts still play an important role in FHA debt-to-income qualification and how large a mortgage payment you can support.

    Income Requirements

    FHA does not set a maximum income limit. Your lender instead needs to document enough stable qualifying income to support the mortgage and your other monthly obligations.

    There is no single salary required for an FHA loan in California. The amount you need depends on the home price, mortgage rate, property taxes, insurance and your existing debts.

    Property and Occupancy Requirements

    An FHA purchase loan is generally intended for a home you will use as your primary residence.

    Eligible properties can include single-family homes, certain condos and properties with two to four units.

    If you buy a duplex, triplex or fourplex, you need to live in one of the units. Eligible rental income from the other units may help you qualify, although additional requirements apply to some FHA multifamily purchases.

    Buying a Condo With an FHA Loan in California

    Condos are common in many of California's higher-cost housing markets, but the unit and condominium project must meet FHA requirements.

    The condo may be in an FHA-approved project. In some cases, an individual unit in a project that is not approved can qualify through FHA's Single-Unit Approval process.

    Checking FHA condo eligibility early can be particularly useful when shopping in markets such as Los Angeles, San Diego and the Bay Area.

    How to Apply for an FHA Loan in California

    1. Compare FHA financing with other mortgage options based on your credit, savings and expected monthly housing costs.
    2. Apply with an FHA-approved lender and document your income, employment, debts and available funds.
    3. The lender reviews your finances through FHA's underwriting process.
    4. Choose a home that meets FHA property and occupancy requirements.
    5. Complete the FHA appraisal and any other required property reviews.
    6. Review the rate, APR, mortgage insurance, closing costs and total monthly payment before closing.

    FHA Loan Limits in California for 2026

    California FHA loan limits range from $541,287 to $1,249,125 for a single-family home in 2026.

    Los Angeles and Orange counties reach the $1,249,125 national FHA high-cost ceiling. Several Bay Area counties, including Alameda, Contra Costa, Marin, San Francisco and San Mateo, also use the full ceiling.

    San Diego County has a $1,104,000 limit, while Sacramento County is $764,750. Riverside and San Bernardino counties each have a $690,000 limit.

    The limit applies to the FHA mortgage rather than simply the purchase price. A home can cost more than the county limit if your down payment keeps the FHA base loan within the applicable maximum.

    Use the county lookup below for the property you are considering. You can also compare counties with the 2026 FHA loan limit map or verify the amount through HUD's FHA loan limit lookup.

    2026 FHA loan limits by county

    Loading map…
    County 1-Unit Limit 2-Unit 3-Unit 4-Unit
    Source: HUD, 2026 FHA forward mortgage limits

    FHA loan limits are set annually by the U.S. Department of Housing and Urban Development (HUD). Limits vary by county and property type, with higher ceilings in designated high-cost areas and statutory special areas (Alaska, Hawaii, Guam, and the U.S. Virgin Islands). This map is for informational purposes only and does not constitute a loan offer or commitment to lend. Actual loan eligibility depends on credit, income, property, and lender guidelines.

    2026 FHA Loan Limits in Major California Markets

    Area County 2026 FHA Limit for a Single-Family Home
    Los Angeles Los Angeles $1,249,125
    Orange County Orange $1,249,125
    San Francisco San Francisco $1,249,125
    Oakland Alameda $1,249,125
    San Diego San Diego $1,104,000
    Sacramento Sacramento $764,750
    Riverside Riverside $690,000
    San Bernardino San Bernardino $690,000

    California FHA Limits for 1- to 4-Unit Homes

    Property Size 2026 FHA Floor 2026 FHA High-Cost Ceiling
    1 Unit $541,287 $1,249,125
    2 Units $693,050 $1,599,375
    3 Units $837,700 $1,933,200
    4 Units $1,041,125 $2,402,625

    The exact limits for two- to four-unit properties also vary by county. Check the county lookup above using the correct number of units before assuming a particular mortgage amount qualifies.

    How FHA Loan Limits Differ Across California

    Los Angeles and Orange County

    Los Angeles and Orange counties both use FHA's full $1,249,125 high-cost ceiling for a single-family home in 2026.

    That gives borrowers substantially more FHA borrowing room than in most of California. The same Los Angeles County limit applies whether the home is in Los Angeles, Long Beach, Pasadena, Calabasas or another community within the county.

    San Francisco and the Bay Area

    Several Bay Area counties also reach the $1,249,125 FHA ceiling, including Alameda, Contra Costa, Marin, San Francisco and San Mateo.

    The higher limit can make FHA financing available at loan amounts far above the national floor, although borrowers still need to meet the same FHA qualification, occupancy and property requirements.

    San Diego

    San Diego County has a $1,104,000 FHA limit for a single-family home.

    That puts the county well above the national floor but below the full high-cost ceiling used in Los Angeles, Orange County and several Bay Area markets.

    Sacramento

    Sacramento County has a $764,750 FHA limit for a single-family home. Placer County uses the same limit as part of the Sacramento-Roseville-Folsom FHA market.

    The difference from coastal California illustrates why buyers should check the county before deciding whether FHA provides enough borrowing capacity for a particular home.

    Riverside and San Bernardino

    Riverside and San Bernardino counties each have a $690,000 FHA limit for a single-family home in 2026.

    That is higher than the national FHA floor but substantially below the $1,249,125 ceiling in neighboring Los Angeles and Orange counties.

    How California Property Taxes Work After You Buy

    California property taxes operate differently from a simple statewide percentage of the purchase price.

    Under Proposition 13, the basic property-tax rate is generally 1% of assessed value, plus additional amounts for voter-approved debt. When a property changes ownership, it is generally reassessed at its market value as of the transfer date.

    That new value becomes the property's base-year value. Future increases in the factored base-year value are generally limited to no more than 2% per year unless another change in ownership or qualifying new construction occurs.

    This means a longtime owner's current property-tax bill can significantly understate what a new buyer will owe after reassessment. The California State Board of Equalization explains how changes in ownership, supplemental assessments and Proposition 13 affect property taxes.

    Homeowners Insurance and Wildfire Risk in California

    Homeowners insurance can be a major cost and availability issue in parts of California, particularly in areas with elevated wildfire exposure.

    California has been changing its insurance regulations in an effort to bring more insurers back into wildfire-distressed areas. Even with those changes, availability and pricing remain highly property-specific, so it can be useful to obtain an insurance quote early when considering a home.

    If standard insurance is not available, the California FAIR Plan can provide limited property coverage. It is not equivalent to a traditional homeowners policy and may need to be paired with separate coverage for risks the FAIR Plan does not insure.

    The California Department of Insurance provides information on homeowners insurance, the FAIR Plan and additional coverage options.

    FHA Loans in Nearby States

    FHA underwriting rules are federal, but county limits and local housing costs vary considerably across state lines. Buyers comparing western markets can also check FHA requirements and limits in Arizona, Nevada and Oregon.

    Bottom Line

    California's FHA limits span the full national range in 2026, from $541,287 in lower-cost counties to $1,249,125 in some of the state's most expensive markets. Los Angeles, Orange County and several Bay Area counties reach the ceiling, while San Diego, Sacramento, Riverside and other markets fall somewhere in between.

    Location can also change costs outside the mortgage. A purchase can trigger a new California property-tax assessment, while wildfire exposure can make homeowners insurance pricing and availability especially important for some properties.

    Frequently Asked Questions About FHA Loans in California

    What Is the FHA Loan Limit in California for 2026?

    California FHA limits for a single-family home range from $541,287 to $1,249,125 in 2026. The exact amount depends on the county.

    What Is the FHA Loan Limit in Los Angeles County?

    Los Angeles County has a $1,249,125 FHA limit for a single-family home in 2026, which is the national high-cost ceiling.

    What Is the FHA Loan Limit in San Diego?

    San Diego County has a $1,104,000 FHA limit for a single-family home in 2026.

    What Is the FHA Loan Limit in Sacramento?

    Sacramento County has a $764,750 FHA limit for a single-family home in 2026.

    What Credit Score Do You Need for an FHA Loan in California?

    A credit score of 580 or higher can make you eligible for FHA's minimum 3.5% down payment. Scores from 500 to 579 generally require at least 10% down. Lenders can set stricter requirements.

    Does FHA Have an Income Limit in California?

    No. FHA does not set a maximum income limit for its standard home loan program. Your lender instead determines whether your qualifying income can support the mortgage and your other debts.

    Can You Buy a Condo With an FHA Loan in California?

    Yes, but the condo must meet FHA requirements. The unit may be in an FHA-approved project, or it may qualify through FHA's Single-Unit Approval process.

    Can You Buy a Duplex With an FHA Loan in California?

    Yes. FHA can finance an eligible property with two, three or four units as long as you plan to live in one of the units as your primary residence.

    Do California Property Taxes Reset When You Buy a Home?

    A change in ownership generally causes the property to be reassessed at its market value as of the transfer date. That can make the new owner's tax bill different from the seller's previous bill.

    Does the California FAIR Plan Provide Full Homeowners Insurance?

    No. The FAIR Plan provides more limited property coverage than a traditional homeowners policy. Additional coverage may be needed for risks such as liability, theft and other losses not included in the FAIR Plan policy.

    Ready to get started?

    Apply Now >

    Mortgage Resources


    Clear
    Selection