Conventional Loans California — Conforming and High-Balance
California county limits run from $832,750 to $1,249,125. Whether your purchase is conforming, high-balance or jumbo depends on the county, not the price.
Conforming, High-Balance and Jumbo
A conventional loan is any mortgage not insured by a government agency. Within that, the distinction that matters in California is loan size relative to your county limit.
Below the county limit the loan is conforming and eligible for sale to Fannie Mae or Freddie Mac, which generally means the best pricing and the most predictable underwriting. In high-cost counties, loans between the baseline and the county ceiling are high-balance conforming — still agency-eligible, usually priced slightly above standard conforming. Above the county ceiling you are in jumbo territory, where each lender sets its own guidelines.
2026 California County Limits
The 2026 baseline conforming limit is $832,750, which applies in counties including Sacramento, Fresno, Kern, Riverside and San Bernardino. Ten counties sit at the high-cost ceiling of $1,249,125: Los Angeles, Orange, Santa Clara, San Francisco, San Mateo, Alameda, Contra Costa, Ventura, Santa Cruz and Marin. San Diego County is an intermediate tier at $1,104,100.
The practical consequence: an identical $1,000,000 purchase is conforming high-balance in Los Angeles and a jumbo in Fresno. Knowing which side of the line you are on changes the rate, the reserves and the documentation.
Conventional Requirements
- Credit score — generally 620 minimum; pricing improves substantially above 740
- Down payment — as little as 3% for eligible first-time buyers, 5% otherwise
- Mortgage insurance — required below 20% equity, and removable once you reach 20%
- Occupancy — primary, second home or investment property
- Debt-to-income — commonly up to 45%, sometimes higher with strong compensating factors
Conventional PMI Comes Off. FHA Mostly Does Not.
This is the most consequential difference between the two for California buyers. Conventional mortgage insurance is cancellable once you reach 20% equity. On most FHA loans it is not. In a market where a few years of appreciation can move you past 20%, that difference can outweigh a lower starting rate.
California Conventional Loan FAQ
What is the conforming loan limit in California for 2026?
It depends on the county. The baseline is $832,750. Ten high-cost counties are at $1,249,125, and San Diego County sits at $1,104,100. Above your county limit the loan becomes a jumbo.
What is a high-balance conforming loan?
A conforming loan above the national baseline but at or below your county’s high-cost ceiling. It is still agency-eligible, typically priced a little above standard conforming but meaningfully better than jumbo — which is why identifying it matters in California.
Can I put 3% down on a California home?
Yes, for eligible first-time buyers using conventional financing, subject to income limits on some programs. At California prices 3% is still a substantial sum, which is why it is worth checking CalHFA assistance alongside it.
When does PMI come off a conventional loan?
You can request cancellation at 20% equity based on the original value, and it terminates automatically at 22%. Appreciation-based removal may require a new appraisal, which in California markets is often worth pursuing.
Which Side of the Limit Are You On?
Give us the county and the purchase price and we will tell you whether you are conforming, high-balance or jumbo — and what each would cost.
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
- Jumbo Loans California
- FHA Loans California
- Refinance 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.