California Mortgage Guides 2026
This California mortgage guide covers FHA loan limits by county, CalHFA down payment assistance including the $150,000 Dream For All lottery, USDA rural loans, VA and CalVet resources for California veterans, and a complete closing cost breakdown — all in one place.
Everything You Need in This California Mortgage Guide
Six in-depth guides covering every aspect of getting a mortgage in California — from loan program selection to what you’ll pay at closing.
California Mortgage Guide
FHA loan limits by county, loan programs available, CalHFA assistance, property taxes under Prop 13, closing costs, and the 2026 California housing market overview.
Read guide →California First-Time Home Buyer Guide
CalHFA MyHome Assistance, the Dream For All shared appreciation lottery, CalHFA conventional and FHA first mortgage options, and income limits by county.
Read guide →California FHA Loan Requirements
2026 FHA limits range from $541,287 in low-cost counties to $1,249,125 in ten high-cost markets. Compare county-by-county FHA limits across California.
Read guide →California VA Loan Requirements
VA loan benefits for California veterans — no down payment, no PMI, competitive rates, and CalVet home loan program options for state residents.
Read guide →California USDA Loans
USDA-eligible rural areas in California’s Central Valley, Northern California, and the Sierra Nevada foothills — income limits and property eligibility explained.
Read guide →California Closing Costs Guide
Documentary transfer tax plus city transfer taxes, title insurance customs that flip between Northern and Southern California, lender fees, and prepaid items.
Read guide →Key California Mortgage Facts
FHA Loan Limits (2026)
- Low-cost counties (28 of 58): $541,287
- Los Angeles, Orange, and the Bay Area (SF, San Mateo, Santa Clara, Alameda, Contra Costa, Marin, San Benito, Santa Cruz): $1,249,125 — the national ceiling
- San Diego County: $1,104,000
- Sacramento, Placer, El Dorado, Yolo: $764,750
- 15 more counties sit between the floor and ceiling — confirm yours at HUD’s official lookup
Down Payment Assistance
- CalHFA MyHome: deferred junior loan up to 3.5% (FHA) or 3% (conventional) of price or appraised value, whichever is less — first-time buyers
- Dream For All: up to 20% ($150,000 max) as a shared appreciation loan — lottery-based; the 2026 application window has closed, so watch for future rounds
- Minimum credit score 640 for CalHFA FHA loans and 660–680 for CalHFA conventional; homebuyer education required
- Current terms and income limits by county at calhfa.ca.gov
Property Taxes (Prop 13)
- 1% base rate plus voter-approved local bonds and assessments
- Effective rate roughly 0.7% statewide (Est.)
- Annual assessed-value increase capped at 2% or inflation, whichever is less
- Reassessed to purchase price when you buy — budget from the price you pay, not the seller’s old bill
- Prop 19 rules for parent-child and 55+ base-value transfers: see the California State Board of Equalization
Closing Costs
- Buyer closing costs vary with the loan, lender, title insurer and any city transfer tax
- County documentary transfer tax: $1.10 per $1,000 of value — but charter cities like Los Angeles, San Francisco, and Oakland layer significant city transfer taxes on top
- Who pays the owner’s title policy varies and is set in the purchase contract
- Who pays escrow fees varies and is negotiable in the purchase contract
- No mortgage tax or intangible tax in California
Buying or Refinancing in California?
California offers unique advantages — CalHFA down payment assistance, Proposition 13 property tax protections, and access to FHA, VA, and USDA financing across the state. Our guides above break down all of it, and every figure links to the official source so you can verify current terms.
- ✓ Check MyHome and Dream For All status and income limits at calhfa.ca.gov
- ✓ Confirm your county’s 2026 FHA limit with HUD’s lookup tool
- ✓ Understand your Prop 13 reassessment before you budget escrow
- ✓ Estimate total cash to close with our closing cost guide
No obligation · Educational first
Talk to a California Mortgage Advisor
Have questions about buying or refinancing in California? A licensed mortgage advisor can walk you through your loan options, assistance programs and costs, with no obligation.
Speak to a Mortgage Advisor