California FHA Loan Requirements 2026
This guide to California FHA loan requirements covers loan limits for every county, credit score and down payment requirements, MIP costs, and how FHA financing compares to CalHFA programs and conventional loans in California’s high-cost markets.
FHA Loan Limits by California County (2026)
California has some of the highest FHA loan limits in the country. Most of the state’s coastal and major metro counties are designated high-cost areas with limits well above the national floor.
| County | 1-Unit | 2-Unit | 3-Unit | 4-Unit |
|---|---|---|---|---|
| Fresno | $524,225 | $671,200 | $811,275 | $1,008,300 |
| Kern | $524,225 | $671,200 | $811,275 | $1,008,300 |
| Kings | $524,225 | $671,200 | $811,275 | $1,008,300 |
| Madera | $524,225 | $671,200 | $811,275 | $1,008,300 |
| Merced | $524,225 | $671,200 | $811,275 | $1,008,300 |
| Shasta | $524,225 | $671,200 | $811,275 | $1,008,300 |
| Stanislaus | $524,225 | $671,200 | $811,275 | $1,008,300 |
| Tulare | $524,225 | $671,200 | $811,275 | $1,008,300 |
| Riverside / San Bernardino | $644,000 | $824,600 | $996,650 | $1,238,650 |
| Sacramento | $763,600 | $977,700 | $1,181,750 | $1,468,700 |
| Placer / El Dorado | $763,600 | $977,700 | $1,181,750 | $1,468,700 |
| San Luis Obispo | $911,950 | $1,167,650 | $1,411,350 | $1,754,050 |
| San Diego | $1,006,250 | $1,288,400 | $1,557,250 | $1,935,400 |
| Ventura | $1,017,750 | $1,303,150 | $1,575,050 | $1,957,550 |
| Santa Barbara | $1,061,550 | $1,359,200 | $1,642,850 | $2,041,800 |
| Los Angeles | $1,149,825 | $1,472,250 | $1,779,450 | $2,211,550 |
| Orange County | $1,149,825 | $1,472,250 | $1,779,450 | $2,211,550 |
| Alameda | $1,149,825 | $1,472,250 | $1,779,450 | $2,211,550 |
| Contra Costa | $1,149,825 | $1,472,250 | $1,779,450 | $2,211,550 |
| Marin | $1,149,825 | $1,472,250 | $1,779,450 | $2,211,550 |
| Napa | $1,149,825 | $1,472,250 | $1,779,450 | $2,211,550 |
| Santa Cruz / Monterey | $1,149,825 | $1,472,250 | $1,779,450 | $2,211,550 |
| Sonoma | $1,149,825 | $1,472,250 | $1,779,450 | $2,211,550 |
| San Francisco | $1,209,750 | $1,548,975 | $1,872,225 | $2,326,875 |
| San Mateo | $1,209,750 | $1,548,975 | $1,872,225 | $2,326,875 |
| Santa Clara | $1,209,750 | $1,548,975 | $1,872,225 | $2,326,875 |
FHA loan limits vary significantly across California’s diverse housing markets. From the national floor of $524,225 in the Central Valley to $1,209,750 in the Bay Area’s highest-cost counties, always confirm your exact county limit using HUD’s official FHA Mortgage Limits lookup tool before making an offer.
California FHA Loan Requirements Overview
| Requirement | Standard FHA | Notes |
|---|---|---|
| Minimum credit score | 580 (3.5% down); 500–579 (10% down) | Many CA lenders overlay to 620+ |
| Down payment | 3.5% of purchase price | Gift funds allowed from family |
| Debt-to-income ratio | Up to 57% with strong compensating factors | 43% preferred by most lenders |
| Primary residence | Required — FHA is for owner-occupied only | Must move in within 60 days |
| Property condition | Must meet FHA Minimum Property Standards | Fixer-uppers may not qualify |
| Loan limit | Varies by county — see table above | Purchase price must be at or below limit |
| Mortgage insurance | UFMIP + annual MIP required | Cannot be cancelled on 30-yr loans with less than 10% down |
FHA Mortgage Insurance Premiums (MIP)
All FHA loans require two forms of mortgage insurance: an upfront MIP (UFMIP) paid at closing, and an annual MIP paid monthly. In California’s high purchase prices, these costs are meaningful.
| MIP Type | Rate | On a $700,000 Loan |
|---|---|---|
| Upfront MIP (UFMIP) | 1.75% of loan amount | $12,250 (typically financed) |
| Annual MIP (monthly) | 0.55% per year (30-yr loan, LTV 95%+) | ~$321/mo |
MIP cancellation: FHA MIP is permanent on loans originated after June 3, 2013, with less than 10% down payment. For California buyers who put down 10% or more, MIP cancels after 11 years. Many California borrowers refinance into a conventional loan once they reach 20% equity to eliminate MIP.
FHA vs. Conventional in California
In California’s high-cost markets, understanding when to use FHA versus conventional is critical — especially because loan limits for both programs are high enough to finance most transactions.
| Factor | FHA | Conventional |
|---|---|---|
| Min credit score | 580 | 620 |
| Down payment | 3.5% | 3–20% |
| Mortgage insurance | MIP (permanent with <10% down) | PMI (cancels at 80% LTV) |
| Max loan limit (LA/OC) | $1,149,825 | $1,149,825 |
| CalHFA pairing | CalHFA FHA + MyHome DPA | CalHFA Conventional + MyHome DPA |
| Best for | Lower credit, gift down payment, first-time buyers | 680+ credit, plans to cancel PMI, stronger assets |
CalHFA MyHome + FHA Combination
The most common down payment assistance pairing in California is CalHFA’s MyHome Assistance Program combined with an FHA first mortgage. Here’s how it works on a $400,000 purchase:
| Item | Amount |
|---|---|
| Purchase price | $400,000 |
| FHA down payment (3.5%) | $14,000 |
| MyHome assistance (up to 3.5% of purchase price) | Up to $14,000 |
| Net down payment from buyer | $0 (assistance can cover the full down payment) |
MyHome assistance is structured as a deferred-payment junior loan, often called a silent second, meaning no payments are due until the home is sold, refinanced, or the first mortgage is paid off. The assistance amount is capped at the lesser of 3.5% of the purchase price or appraised value for CalHFA government loans like FHA, and can be used toward the down payment and/or closing costs. Borrowers must be first-time homebuyers, complete CalHFA-approved homebuyer education, and meet CalHFA income limits. Confirm current terms at calhfa.ca.gov.
