FHA works across California, but the county limit decides how far it goes: in the coastal counties the FHA limit reaches the national ceiling, while inland counties sit much lower.
2026 FHA limits in California
One-unit FHA limits run from $541,287 to $1,249,125 across California’s 58 counties; 28 are at the national floor. The ten highest are below; see all 58 California counties.
| County | FHA, 1 unit | FHA, 2 units | FHA, 4 units | Conforming, 1 unit |
|---|---|---|---|---|
| Alameda | $1,249,125 | $1,599,375 | $2,402,625 | $1,249,125 |
| Contra Costa | $1,249,125 | $1,599,375 | $2,402,625 | $1,249,125 |
| Los Angeles | $1,249,125 | $1,599,375 | $2,402,625 | $1,249,125 |
| Marin | $1,249,125 | $1,599,375 | $2,402,625 | $1,249,125 |
| Orange | $1,249,125 | $1,599,375 | $2,402,625 | $1,249,125 |
| San Benito | $1,249,125 | $1,599,375 | $2,402,625 | $1,249,125 |
| San Francisco | $1,249,125 | $1,599,375 | $2,402,625 | $1,249,125 |
| San Mateo | $1,249,125 | $1,599,375 | $2,402,625 | $1,249,125 |
| Santa Clara | $1,249,125 | $1,599,375 | $2,402,625 | $1,249,125 |
| Santa Cruz | $1,249,125 | $1,599,375 | $2,402,625 | $1,249,125 |
What is different in California
- California is a community property state, so for FHA the debts of a spouse who isn’t on the loan still count in your debt-to-income ratio, even though their credit and income don’t.
- Condos need FHA approval of the whole project or a single-unit approval. Many California buildings lost approval when it lapsed, and renewing it is up to the association.
- Older homes may need repairs before closing if the FHA appraiser flags peeling paint, roof or safety issues, which matters in older Los Angeles and Bay Area housing stock.
- CalHFA’s first-time buyer loans can pair with FHA, and its down payment assistance can sit behind it as a deferred second loan.
Questions
What is the FHA loan limit in Los Angeles County?
$1,249,125 for a one-unit home in 2026, the national ceiling. Orange, San Francisco, San Mateo and Santa Clara counties are also at the ceiling. See also: FHA loans in Arizona.
Can I get an FHA loan in California with a low credit score?
Yes. FHA’s own minimums are 580 with 3.5% down and 500 with 10% down, though many lenders set higher floors. As a broker I can go to the lenders that work closest to FHA’s own rules.
Do I have to live in the home with a California FHA loan?
Yes, as your primary home, moving in within 60 days and staying at least a year. A two- to four-unit building qualifies if you live in one unit. See also: Mortgage loans in California.
Related
FHA loans in other states: Arizona, Florida, Ohio. All of California: mortgage loans in California.
