California FHA Loans at a Glance: just 3.5% down · FICO from 580 · high-cost limits up to $1,249,125 · pairs with CalHFA & GSFA DPA · NMLS #1826020
California FHA Home Loans · Direct Lender Since 1998

FHA Loans California

Buy a California home with as little as 3.5% down and a credit score from 580. In LA, the Bay Area, Orange County and San Diego, FHA finances up to $1,249,125 – a real alternative to a jumbo loan – and it stacks with CalHFA and GSFA down-payment help.

  • 3.5% down with a 580+ FICO (10% down from 500-579)
  • High-cost county FHA limits reach the $1,249,125 ceiling
  • Stack CalHFA MyHome or a GSFA Platinum grant
  • FHA is a jumbo alternative in coastal metros
  • Gift funds welcome; seller can pay up to 6% of closing costs

Start My California FHA Application →

Get Pre-Approved for a California FHA Loan

Fast, friendly, no obligation.

Get Your Free Quote! No Credit Pull Required.

★ 3.5% down★ 580 credit OK★ CalHFA & GSFA DPA★ Up to $1,249,125★ First-time friendly★ Serving CA since 1998

Why an FHA loan works in California

An FHA loan is a government-insured mortgage that helps California buyers qualify with flexible credit, a low down payment and higher debt-to-income than conventional financing. In the nation’s priciest metros, FHA’s high-cost limits stretch all the way to the $1,249,125 ceiling.

Affordability is California’s #1 barrier, which is exactly why FHA plus down-payment assistance matters. Whether you are buying your first condo in Los Angeles or a starter home in the Inland Empire or Central Valley, we help you stack the right programs and close with less cash down. Start your application →

What it takes to qualify for a California FHA loan

Down paymentAs little as 3.5% down if your score is 580 or higher; 10% down applies from 500-579
CreditA 580 minimum for the low-down program, and hands-on help for buyers still rebuilding
MIP (mortgage insurance)A one-time 1.75% upfront premium rolled into the loan, plus a small monthly premium (about 0.15%-0.55%)
DTI flexibilityRoom up to roughly 43%-50% of income when you have compensating factors or automated approval
Where the down payment can come fromSavings, a family gift, or an eligible down-payment-assistance program
Help from the sellerSellers may cover up to 6% of your closing costs on an FHA purchase
Eligible propertiesA California single-family home, an FHA-approved condo or townhome, or a 2-4 unit you occupy
How you use itIt must be your primary residence – the home you live in
Adding a co-borrowerA non-occupant co-borrower such as a parent can be added to help you qualify

2026 California FHA loan limits by county

FHA loan limits are set by county. California has more high-cost counties than any state – many at the national ceiling – while inland counties sit at the floor:

Ceiling counties (1-unit)$1,249,125 (Los Angeles, Orange, San Francisco, San Mateo, Santa Clara, Alameda, Contra Costa, Marin, San Benito, Santa Cruz, Ventura)
San Diego County (1-unit)$1,104,000
Napa / San Luis Obispo / Monterey / Santa Barbara (1-unit)$1,017,750 / $1,000,500 / $994,750 / $941,850
Sacramento region – Sacramento, Placer, El Dorado, Yolo (1-unit)$764,750
Riverside & San Bernardino (1-unit)$690,000
Standard / inland counties (1-unit)$541,287 (Fresno, Kern, Tulare, Merced, Shasta and more)

2026 one-unit FHA limits set annually by HUD; 2-4 unit limits are higher. We confirm the exact limit for your California county before you write an offer.

Ready to see how much home you can buy in California with 3.5% down? Get pre-approved today.
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California FHA payment & affordability calculators

Estimate your California FHA payment, cash to close and price range below. These tools are for planning only; apply to get your real numbers.

1. FHA monthly payment

Estimate your full monthly payment including FHA mortgage insurance.

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Total monthly payment
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Principal, interest & MIP

2. Down payment & cash to close

See your down payment and estimated cash after seller credits.

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Estimated cash to close
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Down payment amount

3. How much home can I afford?

Estimate your FHA price range from income and monthly debts.

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4. FHA loan amount + MIP

See your base loan plus the 1.75% upfront MIP financed in.

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Base loan / 1.75% UFMIP

Estimates only and not a commitment to lend. FHA charges 1.75% upfront MIP (financed) plus a monthly annual premium (~0.55% here for illustration). Actual figures depend on your property, credit and qualification.

First-time buyer, family, or 55+ mover - we have a California FHA program for you.
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California down payment assistance you can pair with FHA

Your FHA loan stacks with California's leading down-payment programs - from deferred seconds to true grants:

CalHFA MyHome Assistance

A deferred (silent) second up to 3.5% of the price/value on an FHA loan - no monthly payment, repaid when you sell or refinance.

CalPLUS FHA + ZIP

A CalPLUS FHA first mortgage paired with the Zero Interest Program (2% or 3%) for closing costs - deferred at 0% interest.

GSFA Platinum

Up to about 5% as a true grant - no repayment - toward down payment and closing costs, with higher income limits than CalHFA.

CalHFA Dream For All

A shared-appreciation second up to 20% of the price ($150,000 cap), offered in limited funding rounds - ask us about current availability.

Who qualifies

First-time buyers within county income limits, with a homebuyer-education course; GSFA is not first-time restricted.

Gift funds & seller credits

Combine gift funds and up to 6% in seller credits with FHA and DPA to minimize cash to close.

Ask about CalHFA and the GSFA Platinum grant - stack DPA with your FHA loan.
See If You Qualify

Assistance programs have income, price and funding limits, are first-come while funds last, and are subject to change and eligibility. We confirm what you qualify for.

Stack CalHFA or a GSFA grant with FHA - check your eligibility.
See If I Qualify
Buy a California home with an FHA loan - apply nowYour California home is closer than you think →

Why buyers choose FHA in California

  • Put down just 3.5% and keep your savings intact
  • Qualify from a 580 score with practical, human underwriting
  • Cover the down payment with gifts or CalHFA/GSFA help
  • Finance a house, condo or an owner-occupied 2-4 unit
  • Lower your rate down the road with an FHA Streamline

Get My FHA Pre-Approval →

FHA loans across California - cities we serve

We have financed FHA purchases and refinances across California since 1998. Here are some of the markets we serve:

  • Los Angeles
  • San Diego
  • San Jose
  • San Francisco
  • Sacramento
  • Fresno
  • Long Beach
  • Oakland
  • Bakersfield
  • Anaheim
  • Riverside
  • Irvine
  • Santa Ana
  • Stockton
  • Chula Vista
  • Fremont
  • San Bernardino
  • Modesto
  • Fontana
  • Elk Grove

Do not see your city? Start your application → - we lend statewide across California.

Top California school districts & family towns

Great schools support both your kids and your resale value. Here are some of the top-rated California districts and towns:

Irvine Unified (Orange County)

Consistently among California's top districts in a master-planned family city.

San Ramon Valley Unified (Danville, San Ramon)

Elite East Bay schools in sought-after family suburbs.

Palo Alto Unified (Santa Clara)

Nationally ranked Silicon Valley schools.

Poway Unified (San Diego)

Top-rated North County San Diego district with family neighborhoods.

Pleasanton Unified (Alameda)

Highly rated Tri-Valley schools with strong resale.

Central Valley value (Fresno, Sacramento)

Affordable, FHA-friendly markets with improving schools and inventory.

California 55+ & active-adult communities

An FHA loan can buy a home in a California 55+ community (any condo must be FHA-approved). Some of the most popular:

Laguna Woods Village (Orange County)

One of the largest active-adult communities in the country.

Rossmoor (Walnut Creek)

Established East Bay 55+ community with golf and clubs.

Sun City Palm Desert / Del Webb Rancho Mirage

Resort-style desert active-adult living in the Coachella Valley.

Trilogy at La Quinta

Amenity-rich gated 55+ community near Palm Springs.

The Villages (San Jose)

Guard-gated active-adult golf community in the South Bay.

Four Seasons communities (statewide)

K. Hovnanian active-adult neighborhoods across California.

Ready to buy in California? Start here

From a first condo to a move-up house in a top California school zone or a 55+ community, we pair you with the right FHA program and a same-week pre-approval - 3.5% down.

  • Pre-approval in days, not weeks
  • Stack California assistance and family gift funds
  • A direct FHA lender serving buyers since 1998

Apply for My California FHA Loan →

Apply for your California FHA home loanGet pre-approved with 3.5% down →

FHA loan programs available in California

Buy with FHA

Purchase a California house, condo or owner-occupied 2-4 unit for as little as 3.5% down.

Streamline refinance

Trim your rate or payment on an existing FHA loan with light docs and usually no appraisal.

203(k) rehab loan

Finance the purchase and the renovations of a fixer-upper in a single FHA loan.

Cash-out refinance

Pull California equity out, up to FHA limits, for improvements or other needs.

Condo financing

FHA loans for units in approved California condo projects, or single-unit spot approval.

Stack down-payment help

Layer California assistance and gift funds on your FHA loan to lower your cash to close.

Your California FHA loan, step by step

Start your pre-approval

A few minutes online tells you your price range, rate and 3.5%-down payment.

Shop with an edge

Make offers in the California town and school zone you want, backed by a real pre-approval.

Appraisal & approval

We manage the FHA appraisal and underwriting, staying flexible on credit and gift funds.

Get your keys

Close on your California home and start building equity from day one.

California 2027 housing & FHA outlook

A few California trends worth watching as you plan a 2027 purchase:

The nation's highest FHA ceiling

Coastal counties reach $1,249,125 for a one-unit home - FHA is a genuine jumbo alternative with just 3.5% down.

Affordability is the barrier

Down-payment assistance is the differentiator; stacking CalHFA or a GSFA grant with FHA is often what makes a purchase possible.

Watch Dream For All rounds

Demand for the shared-appreciation program far exceeds funding - being pre-positioned when a round opens is key.

Inland is FHA's sweet spot

Riverside, San Bernardino, Sacramento and the Central Valley offer FHA-priced homes as buyers migrate for affordability.

Outlook only, not a guarantee or financial advice. Market conditions change; we give you current, personalized numbers when you apply.

Frequently asked California FHA questions

What are the 2026 FHA loan limits in California?

Coastal high-cost counties - Los Angeles, Orange, the Bay Area (San Francisco, San Mateo, Santa Clara, Alameda), Ventura and others - reach the 2026 ceiling of $1,249,125 for a one-unit home. San Diego is $1,104,000, the Sacramento region $764,750, Riverside/San Bernardino $690,000, and inland counties are at the $541,287 floor.

Which California down-payment programs pair with FHA?

CalHFA MyHome (a deferred second up to 3.5%), CalPLUS FHA with the ZIP closing-cost program, the GSFA Platinum grant (up to ~5%, no repayment), and CalHFA Dream For All (shared appreciation, limited rounds) all layer on an FHA loan. We help you stack the right one.

What is the minimum down payment on a California FHA loan?

3.5% of the price when your score is 580+, or 10% between 500 and 579. Gift funds and approved down-payment assistance can cover much of it.

Do FHA condos have to be approved in California?

Yes - the condo project needs to be FHA-approved, though we can pursue single-unit spot approval on many buildings. We verify your specific property.

Is FHA good for a first-time buyer in California?

It is often the best fit - low 3.5% down, a 580 credit floor, gift funds allowed, and it stacks with CalHFA and GSFA down-payment assistance for even less cash to close.

Are you an actual FHA lender?

Yes - CambridgeHomeLoan.com is a direct lender (NMLS #1826020) that has served homebuyers since 1998, guiding you from application through closing.

Start your California FHA loan

A few minutes online gets you pre-approved: 3.5% down, a 580 credit floor, and California down-payment help welcome. We have served California homebuyers since 1998.

Get Pre-Approved for a California FHA Loan

Fast, friendly, no obligation.

Get Your Free Quote! No Credit Pull Required.

Start My Application →

Serving California homebuyers Since 1998!
© 2026 CambridgeHomeLoan.com  ·  NMLS #1826020  ·  4830 W Kennedy Blvd, Tampa, FL 33609  ·  (800) 826-5077  ·  Equal Housing Lender  ·  NMLS Consumer Access

Rates, terms, FHA loan limits and program guidelines are for 2026, subject to change, and depend on the property, credit and qualification. Not a commitment to lend. This is not a government agency. Equal Housing Lender.


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