FHA Loans California — 3.5% Down Across All 58 Counties
FHA county limits in California run from $541,287 to $1,249,125 — far higher than the national floor suggests, which makes FHA usable in markets most buyers assume it is not.
How FHA Works in California
An FHA loan is a mortgage insured by the Federal Housing Administration, which lets lenders accept lower credit scores and smaller down payments than conventional financing. In most of the country FHA is a modest-loan-size program. In California it is not, because FHA county limits scale with local home prices.
California FHA limits for 2026 range from the national floor of $541,287 in the least expensive counties up to $1,249,125 in high-cost counties including Los Angeles, Orange, Santa Clara, San Francisco, San Mateo, Alameda, Contra Costa, Ventura, Santa Cruz and Marin. A buyer in Los Angeles can use FHA financing at price points that would be impossible under the floor.
FHA Requirements
- Credit score — 580 for 3.5% down; 500–579 may qualify with 10% down
- Down payment — 3.5%, and gift funds from family are permitted
- Mortgage insurance — an upfront premium plus an annual premium
- Occupancy — primary residence only; FHA cannot be used for investment property
- Debt-to-income — generally up to 43%, with flexibility given compensating factors
- Property condition — the home must meet FHA minimum property standards
Where FHA Makes the Most Sense in California
FHA is most powerful in California where the county limit is high relative to local prices. In Los Angeles County, Riverside, San Bernardino, Sacramento and the Central Valley, FHA covers a large share of the market. On the expensive coast the limit binds sooner, and buyers often end up comparing FHA against a low-down-payment conventional option instead.
The other common California FHA use case is credit rather than price. A buyer with a 600 score and steady income may find FHA is the only realistic path, regardless of county.
FHA Mortgage Insurance Is Not Forever — But It Can Be
On most modern FHA loans with the minimum down payment, the annual mortgage insurance premium stays for the life of the loan. It is removed by refinancing out of FHA, not by reaching 20% equity. In a California market where values can move quickly, that refinance option is worth planning for rather than discovering later.
California FHA Loan FAQ
What is the FHA loan limit in California?
It varies by county. For 2026 the range is $541,287 at the floor up to $1,249,125 in high-cost counties including Los Angeles, Orange, Santa Clara and San Francisco. Because the spread is so wide, the limit that applies to you depends entirely on where the property is.
Can I use an FHA loan for a California investment property?
No. FHA financing is for primary residences only. For investment property in California, look at conventional investor financing or a DSCR loan, which qualifies on the property’s rental income.
What credit score do I need for an FHA loan in California?
580 for the 3.5% down payment. Scores between 500 and 579 may still qualify with 10% down, though fewer lenders offer that. Credit requirements do not vary by state.
Can I use an FHA loan on a California condo?
Yes, if the condo project is FHA-approved or qualifies under single-unit approval. California has a large condo inventory and project approval status varies, so it is worth confirming for a specific building before writing an offer.
See What You Qualify For in California
Tell us the county, the price range and your credit picture and we will tell you whether FHA is your strongest option — and what it actually costs.
Mango Stock Mortgage | NMLS# 2815478 | Licensed by the California Department of Financial Protection and Innovation under the California Financing Law, License No. 60DBO-218256. Loans made or arranged pursuant to a California Finance Lenders Law license. We do not publish rates; all quotes are personalized. This is not a commitment to lend. All loans are subject to credit, underwriting, appraisal and program approval. Equal Housing Lender. See our Licensing & State Disclosures.
Related California Mortgage Resources
- California Mortgage — Statewide Home Loans
- First-Time Home Buyer California
- CalHFA Down Payment Assistance
- Conventional Loans California
- Get Pre-Approved in California
See what you qualify for
Tell us about the property and what you are trying to do. A licensed loan officer will come back to you within one business day with what is actually available — including when the answer is to wait.