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    FHA Loans in California: 2026 Limits and Requirements

    Updated: October 5 2026 • 7 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

    • Qualified California borrowers with a credit score of 580 or higher can meet FHA's minimum investment with 3.5% down.
    • One-unit FHA loan limits range from $541,287 to $1,249,125 in California for 2026, depending on the county.
    • California buyers may also qualify for state assistance through CalHFA, which has separate program and income requirements.
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    FHA loans in California follow the same federal FHA program rules used nationwide, but the maximum loan amount depends on where you buy.

    For 2026, California's one-unit FHA loan limits range from $541,287 in lower-cost counties to $1,249,125 in high-cost counties such as Los Angeles and Orange. Borrowers must also meet FHA requirements for credit, down payment, income, debts, occupancy and property eligibility.

    California FHA Loan Basics

    Requirement 2026 FHA Guideline
    Minimum down payment 3.5% with a minimum decision credit score of 580 or higher
    Scores from 500 to 579 Maximum 90% LTV, equivalent to at least 10% down on a purchase
    2026 one-unit loan limits $541,287 to $1,249,125 depending on county
    Upfront mortgage insurance Generally 1.75% of the base loan amount
    Occupancy The property generally must be your principal residence
    FHA income limit FHA does not impose a programwide maximum income cap

    FHA Home Loan Rates in California for 2026

    FHA mortgage rates in California change with the broader mortgage market and can also vary based on the details of your application. Credit profile, loan amount, LTV, discount points and other pricing factors can affect the rate and APR available to an individual borrower.

    Interest rate and APR measure different things. The interest rate determines the rate used to calculate principal and interest, while APR incorporates certain additional borrowing costs.

    The rate module below shows the assumptions and effective date for the displayed California FHA rate examples. Because mortgage pricing changes, use the date and loan assumptions shown with the rate rather than treating one published percentage as a statewide FHA rate.

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    California FHA Loan Calculator

    FHA mortgages generally include both upfront and annual mortgage insurance. HUD currently sets the standard upfront mortgage insurance premium at 1.75% of the base loan amount for most FHA purchase mortgages.

    Annual MIP is paid in monthly installments, but the rate is not the same for every FHA mortgage. It varies based on factors including the loan term, base loan amount and original LTV.

    The calculator below uses its stated MIP assumptions to model an estimated payment. Property taxes, homeowners insurance, HOA dues and the mortgage-insurance rate applicable to the actual loan can change the final payment.

    FHA Loan
    Calculator

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

    Est. Monthly FHA Payment

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    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

    FHA underwriting guidelines are federal, so California borrowers generally follow the same baseline rules as FHA borrowers in other states. Lenders can impose additional requirements above FHA's minimum standards.

    FHA Minimum Down Payment in 2026

    The minimum required investment for a standard FHA purchase can be 3.5% of the adjusted value when the borrower's minimum decision credit score is 580 or higher.

    A borrower with a score from 500 through 579 is limited to a maximum 90% LTV under FHA's baseline credit-score rules, which generally means at least 10% down on a purchase.

    Eligible gift funds can be used toward the required investment when FHA documentation and source requirements are met.

    Credit Score and Down Payment Guidelines

    FHA's program baseline is not necessarily the minimum score an individual lender will accept. Lenders can apply overlays that require a higher score or additional documentation.

    The relationship between your score and required equity is therefore important. A score of 580 does not guarantee approval simply because it meets FHA's baseline for maximum financing.

    Debt-to-Income Ratio and Income Verification

    FHA does not use one universal 43% maximum DTI for every borrower.

    For manually underwritten mortgages, HUD's baseline qualifying ratios are 31% for the mortgage-payment-to-income ratio and 43% for total fixed payments to effective income. Borrowers with a minimum decision credit score of at least 580 can qualify at higher manual-underwriting ratios when HUD's required compensating factors are documented.

    Loans evaluated through FHA's automated underwriting process are assessed differently. In either case, the lender verifies qualifying income and counts applicable monthly debt obligations.

    Property Eligibility and Occupancy Rules

    FHA financing can be used for eligible single-family homes, qualifying condominiums and two- to four-unit properties.

    The home generally must be your principal residence. If you buy a two- to four-unit property, you must occupy one of the units rather than purchasing the entire property solely as an investment.

    Condo buyers should also confirm FHA eligibility for the project or individual unit. Condo approval rules apply nationwide, but they can be especially relevant in California markets with a large supply of condominium housing.

    FHA Loan Limits in California for 2026

    FHA loan limits are set by HUD and vary by county or metropolitan area and the number of units in the property.

    For FHA case numbers assigned in 2026, the national one-unit floor is $541,287 and the high-cost ceiling is $1,249,125. California includes counties at the floor, counties with limits between the floor and ceiling and several counties at the full high-cost ceiling.

    The county where the property is located determines the applicable limit. The lookup below uses HUD's 2026 FHA forward mortgage limit data.

    2026 FHA Loan Limits by County

    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 California FHA Loan Limit Examples

    County 2026 One-Unit FHA Limit
    Los Angeles County $1,249,125
    Orange County $1,249,125
    San Diego County $1,104,000
    Sacramento County $764,750
    Riverside County $690,000
    San Bernardino County $690,000

    These limits apply to FHA case numbers assigned during calendar year 2026. The county lookup above should be used for locations not shown in the example table.

    Single-Family and Multi-Unit FHA Loan Limits for 2026

    FHA provides higher loan limits for two- to four-unit properties. The applicable limit still depends on the property's county.

    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

    A two- to four-unit property can qualify for FHA financing when the applicable requirements are met and you occupy one unit as your principal residence.

    FHA Loans in Los Angeles, Sacramento and Other California Cities

    Los Angeles and Long Beach

    Los Angeles and Long Beach are both in Los Angeles County, where the 2026 one-unit FHA limit is $1,249,125. That is the national FHA high-cost ceiling for a one-unit property in 2026.

    Calabasas

    Calabasas is also in Los Angeles County, so the same $1,249,125 one-unit FHA limit applies for 2026.

    Riverside

    Riverside County has a 2026 one-unit FHA loan limit of $690,000. The limit is substantially below the high-cost ceiling that applies in Los Angeles and Orange counties.

    Sacramento

    Sacramento County's 2026 one-unit FHA limit is $764,750. Placer County, which is part of the same Sacramento-Roseville-Folsom metropolitan area for FHA limit purposes, carries the same one-unit limit.

    San Diego

    San Diego County has a 2026 one-unit FHA limit of $1,104,000, putting it above the national floor but below the $1,249,125 high-cost ceiling.

    California Down Payment Assistance for FHA Borrowers

    California borrowers may have access to state housing-finance programs in addition to standard FHA financing.

    The CalHFA FHA Program uses an FHA-insured 30-year fixed-rate first mortgage and has its own borrower, property, education and income requirements.

    Eligible first-time buyers can also use the MyHome Assistance Program with a CalHFA FHA first mortgage. For FHA transactions, MyHome currently provides a deferred-payment junior loan of up to the lesser of 3.5% of the purchase price or appraised value for down payment and/or closing-cost assistance.

    CalHFA programs have separate income limits and other eligibility requirements. Meeting FHA requirements by itself does not establish eligibility for CalHFA assistance.

    Compare FHA Limits in Other High-Cost States

    FHA uses the same national floor-and-ceiling framework across the country, but individual county limits vary with local housing costs. Buyers comparing markets can also find 2026 county-level information for FHA loans in Washington, FHA loans in Colorado, FHA loans in New Jersey and FHA loans in Maryland.

    Bottom Line

    FHA loans in California use federal qualification rules but county-specific mortgage limits. In 2026, the one-unit limit ranges from $541,287 to $1,249,125 across the state.

    Your down payment, credit profile, DTI, property type and county all affect how an FHA purchase is structured. California borrowers considering state assistance also need to meet the separate requirements of the applicable CalHFA program.

    Frequently Asked Questions

    What Is the Minimum Down Payment for an FHA Loan in California?

    The FHA minimum required investment can be 3.5% with a minimum decision credit score of 580 or higher. Scores from 500 through 579 are generally limited to 90% LTV, which translates to at least 10% down on a purchase. Lenders can impose stricter credit requirements.

    Is the FHA Minimum Down Payment Still 3.5% in 2026?

    Yes. FHA's baseline maximum-financing requirement remains a 3.5% minimum required investment for eligible borrowers with a minimum decision credit score of at least 580.

    What Is the FHA Loan Limit in Riverside County in 2026?

    The 2026 FHA loan limit for a one-unit property in Riverside County is $690,000. Higher limits apply to eligible two- to four-unit properties.

    What Is the FHA Loan Limit in Los Angeles County?

    The 2026 one-unit FHA loan limit in Los Angeles County is $1,249,125, which is the national FHA high-cost ceiling. The same county limit applies to cities including Los Angeles, Long Beach and Calabasas.

    How Do FHA Loan Limits Vary Across California Counties?

    HUD sets FHA limits by county or metropolitan area using local home-price data and statutory floor-and-ceiling rules. California's 2026 one-unit limits range from $541,287 to $1,249,125.

    Are There FHA Income Limits in California?

    FHA does not impose a general maximum income limit for its standard forward mortgage program. The lender still verifies that your income is stable and sufficient to qualify. Separate programs such as CalHFA assistance can impose their own income limits.

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

    Under FHA's baseline rules, a minimum decision credit score of 580 can qualify for maximum FHA financing, while scores from 500 through 579 are limited to 90% LTV. Individual lenders can require higher scores.

    How Does Mortgage Insurance Affect an FHA Loan Payment?

    Most FHA purchase mortgages include a 1.75% upfront mortgage insurance premium plus annual MIP paid in monthly installments. The annual premium depends on factors including loan term, base loan amount and original LTV.

    Can FHA Financing Be Used for Multi-Unit Properties in California?

    Yes. Eligible two- to four-unit properties can use FHA financing when you meet the applicable requirements and occupy one unit as your principal residence. FHA loan limits increase with the number of units.

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