The Federal Housing Administration and Congress agreed to raise California FHA loan limits for 2026. This is great news for prospects looking to buy a house and homeowners seeking the opportunity to refinance their mortgage into a loan at a reduced interest rate. BD Nationwide will help you understand the updated California maximum FHA loan amounts for the region in the Golden State that you are considered purchasing or refinancing a home in.
What Are the Maximum FHA Loan Limits in California in 2026?
In 2026, California FHA loan limits for a single-family home range from a national floor of $541,287 in lower-cost counties to a high-cost ceiling of $1,249,125 in major metros like Los Angeles, Orange County, San Francisco, San Mateo, and Santa Clara. Limits rose roughly 3.26% from 2025 in response to continued home-price appreciation, and they apply to FHA case numbers assigned on or after January 1, 2026. California FHA loan limits are set by HUD county by county, scale up for 2-to-4-unit properties, and apply to both purchase and refinance transactions. Eligible borrowers can qualify with as little as 3.5% down at a credit score of 580 or higher, or 10% down with scores between 500 and 579.
Why California FHA Loan Limits Went Up in 2026
HUD reviews FHA loan limits annually using national median home-price data and the conforming loan limit set by the Federal Housing Finance Agency. For 2026, the FHFA raised the baseline conforming limit from $806,500 to $832,750 — a 3.26% increase. FHA limits are derived from that figure: the FHA floor sits at 65% of the conforming limit, and the high-cost ceiling sits at 150%. That math produced a $541,287 California FHA loan floor (up from $524,225 in 2025) and a $1,249,125 ceiling (up from $1,209,750 in 2025). The new limits took effect January 1, 2026, and apply to all FHA case numbers issued on or after that date.
For California buyers, the increase translates into roughly $39,375 in additional purchasing power on the high-cost end and about $17,062 in additional power on the low-cost end. Six California counties — Los Angeles, Orange, San Francisco, San Mateo, Santa Clara, and Alameda — hit the high-cost ceiling, matching the highest FHA limits available anywhere in the country.
Maximum FHA Loan Amount in California: The Top 10 Counties Ranked
The maximum FHA loan amount in California varies dramatically by county. Below is a 2026 ranking of the 10 California counties with the highest single-family FHA loan limits, based on HUD data and methodology. Multi-unit limits run higher within each county.
- Los Angeles County — $1,249,125 (high-cost ceiling)
- Orange County — $1,249,125 (high-cost ceiling)
- San Francisco County — $1,249,125 (high-cost ceiling)
- San Mateo County — $1,249,125 (high-cost ceiling)
- Santa Clara County — $1,249,125 (high-cost ceiling)
- Alameda County — $1,249,125 (high-cost ceiling)
- Marin County — $1,249,125 (high-cost ceiling)
- San Diego County — $1,077,550 (high-cost area between floor and ceiling)
- Ventura County — $1,035,000 (high-cost area between floor and ceiling)
- Santa Barbara County — approximately $941,850 (high-cost area between floor and ceiling, based on conforming-limit alignment)
Multi-unit FHA limits in California ceiling counties reach $1,599,375 for a 2-unit, $1,933,200 for a 3-unit, and $2,402,625 for a 4-unit property in 2026. Riverside County and San Bernardino County, although large metros, sit in the lower-cost tier — Riverside’s 2026 single-family FHA limit is $690,000 — because their median home prices remain meaningfully lower than coastal California. Sacramento County also sits in the lower-tier band, approximately $788,000 for 2026 based on HUD’s methodology and prior-year base. Buyers should always confirm the exact figure for their specific county using HUD’s official FHA loan limits lookup tool at entp.hud.gov before making an offer.
How California FHA Loans Work in 2026
California FHA loans share the same federal eligibility framework as FHA loans nationwide, but the loan limit is the variable that changes by location.
Eligible borrowers can purchase a primary residence (1-to-4-unit) with as little as 3.5% down at a credit score of 580 or higher.
Scores between 500 and 579 may qualify with 10% down, though most California lenders apply overlays requiring 580 or 620 minimums. FHA also requires upfront and annual mortgage insurance premiums, regardless of down payment size.
For California borrowers with credit scores as low as 500, FHA loan options for buyers with credit scores starting at 500 explains the tiered down payment structure and the additional compensating factors that improve approval odds.
For California buyers exploring purchase financing across multiple loan programs, purchase loan programs for California first-time and repeat buyers details how FHA compares with VA, USDA, and conventional options. And homeowners interested in lowering their existing FHA payment can review FHA refinance options including streamline and cash-out programs.
Frequently Asked Questions on California FHA Loans
What are the 2026 California FHA loan limits?
In 2026, California FHA loan limits for a single-family home range from a national floor of $541,287 to a high-cost ceiling of $1,249,125, set by HUD. Limits are higher for 2-to-4-unit properties, reaching up to $2,402,625 in ceiling counties. The exact limit depends on your county. Six California counties hit the ceiling, while inland and rural counties sit at the floor. Always verify your county-specific limit using HUD’s lookup tool.
What is the maximum FHA loan amount in California in 2026?
The maximum FHA loan amount in California in 2026 is $1,249,125 for a single-family home, available in Los Angeles, Orange, San Francisco, San Mateo, Santa Clara, Alameda, and Marin counties. Multi-unit ceiling limits reach $1,599,375 for a duplex, $1,933,200 for a triplex, and $2,402,625 for a four-unit property. Always verify your county’s specific maximum FHA loan amount using HUD’s official lookup tool at entp.hud.gov before signing a contract.
How much did California FHA loan limits increase from 2025 to 2026?
California FHA loan limits rose approximately 3.26% from 2025 to 2026, matching the percentage increase in the FHFA conforming loan limit. On a single-family property, the floor increased by about $17,062 (from $524,225 to $541,287), and the ceiling increased by approximately $39,375 (from $1,209,750 to $1,249,125). These increases reflect continued home-price appreciation across California markets and give buyers measurably more purchasing power under FHA-insured financing in 2026.
What credit score do I need for a California FHA loan in 2026?
For a California FHA loan in 2026, you need a minimum credit score of 580 to qualify for the 3.5% down payment option. Scores between 500 and 579 may qualify with 10% down, though most lenders apply overlays requiring at least 580 or 620. Higher scores typically unlock better interest rates. FHA also requires verifiable income, a debt-to-income ratio generally under 43%, and U.S. residency.
Are there income limits on California FHA loans?
No, there are no income limits on California FHA loans. FHA financing is available regardless of household income, as long as you can document the ability to repay through the standard debt-to-income calculation. However, California Housing Finance Agency (CalHFA) down payment assistance programs that can pair with FHA loans do carry income limits that vary by county. Always check CalHFA’s current income caps if you plan to use down payment assistance.
Can I use a California FHA loan to buy a 2-to-4-unit property?
Yes, you can use a California FHA loan to buy a 2-to-4-unit property as long as you occupy one unit as your primary residence. Multi-unit FHA limits scale higher than single-family limits. In a ceiling county like Los Angeles, the 2-unit limit reaches $1,599,375, the 3-unit limit $1,933,200, and the 4-unit limit $2,402,625. Rental income from the other units may help with qualification under FHA self-sufficiency rules.
Is my California county a high-cost FHA area?
Six California counties hit the FHA high-cost ceiling of $1,249,125 in 2026: Los Angeles, Orange, San Francisco, San Mateo, Santa Clara, and Alameda. Several others — including San Diego, Ventura, Santa Barbara, and Marin — sit in the between tier with limits above the floor but below the ceiling. Riverside, San Bernardino, Sacramento, and most Central Valley and rural counties remain at or near the national floor.
What if my California home purchase exceeds the FHA loan limit?
If your purchase price exceeds the California FHA loan limit for your county, you have several options. Increase your down payment so the loan amount stays within the limit. Use a conventional or jumbo loan, which can finance higher amounts but typically requires larger down payments and stronger credit. Or consider a different property within the FHA limit. Many California buyers in high-cost markets use conventional financing once the loan exceeds the FHA ceiling.
Do the 2026 California FHA loan limits apply to refinances?
Yes, the 2026 California FHA loan limits apply to both purchase and refinance transactions, including FHA Streamline refinances and FHA cash-out refinances. For cash-out refinances, FHA caps loan-to-value at 80% in 2026. The county limit still defines the maximum loan amount regardless of the property’s value, so high-equity borrowers in non-ceiling counties may need to keep the new loan within the local FHA limit or pursue alternative financing.
When did the 2026 California FHA loan limits take effect?
The 2026 California FHA loan limits took effect January 1, 2026, and apply to all FHA case numbers issued on or after that date. HUD announced the new limits in December 2025 through Mortgagee Letter 2025-22. FHA case numbers issued in 2025 continue to use the prior 2025 limits. Borrowers near the limit threshold should ask their lender when the case number will be assigned to confirm which year’s limits apply.
How much can I borrow with FHA in California?
How much you can borrow with FHA in California depends on the county, the number of units, and your qualifying income. The county-specific FHA limit is the maximum loan amount, not your maximum purchase price. For example, in Los Angeles County, the 2026 single-family limit is $1,249,125, so with the minimum 3.5% down, you could purchase a home priced up to roughly $1,294,430 before the loan exceeds the FHA cap.
What are the FHA loan limits in San Diego?
The 2026 FHA loan limits in San Diego County are $1,077,550 for a single-family home, $1,379,300 for a 2-unit property, $1,666,750 for a 3-unit property, and $2,071,400 for a 4-unit property. San Diego County sits in the high-cost area tier — between the national floor and the ceiling — reflecting its strong median home prices. Buyers should confirm current limits using HUD’s official lookup tool before signing a purchase contract.
What are the FHA loan limits in Orange County, CA?
The 2026 FHA loan limits in Orange County, California are at the high-cost ceiling: $1,249,125 for a single-family home, $1,599,375 for a 2-unit, $1,933,200 for a 3-unit, and $2,402,625 for a 4-unit property. Orange County is one of six California counties at the maximum FHA loan amount nationwide. The ceiling reflects Orange County’s high median home prices in cities like Newport Beach, Irvine, and Anaheim.
What are the FHA loan limits in Los Angeles County?
The 2026 FHA loan limits in Los Angeles County are at the national high-cost ceiling: $1,249,125 for a single-family home, $1,599,375 for a 2-unit property, $1,933,200 for a 3-unit, and $2,402,625 for a 4-unit property. Los Angeles County hits the maximum FHA loan amount available anywhere in the continental United States. These limits give LA buyers significant purchasing power under FHA’s low down payment program.
What are the FHA loan limits in Riverside County?
The 2026 FHA loan limits in Riverside County are $690,000 for a single-family home, $883,300 for a 2-unit, $1,067,600 for a 3-unit, and $1,326,900 for a 4-unit property. Riverside County sits in the lower-cost tier compared with coastal California counties because median home prices remain meaningfully lower in cities like Riverside, Moreno Valley, and Palm Desert. Higher purchase prices may require conventional financing instead.
What are the FHA loan limits in San Francisco County?
The 2026 FHA loan limits in San Francisco County are at the national high-cost ceiling: $1,249,125 for a single-family home, $1,599,375 for a 2-unit property, $1,933,200 for a 3-unit, and $2,402,625 for a 4-unit property. San Francisco County reaches the maximum FHA loan amount due to extraordinary median home prices across the city. Even at this ceiling, buyers may still need additional down payment for higher-priced San Francisco properties.
What are the FHA loan limits in San Mateo County?
The 2026 FHA loan limits in San Mateo County are at the national high-cost ceiling: $1,249,125 for a single-family home, $1,599,375 for a 2-unit, $1,933,200 for a 3-unit, and $2,402,625 for a 4-unit property. San Mateo County, home to Silicon Valley communities including Palo Alto and Redwood City, hits the FHA ceiling due to its premium median home prices and strong technology-driven housing demand.
What are the FHA loan limits in San Luis Obispo County?
The 2026 FHA loan limits in San Luis Obispo County are $1,000,500 for a single-family home, with proportionally higher limits for 2-to-4-unit properties. San Luis Obispo County sits between the national floor and the high-cost ceiling, reflecting its mid-tier median home prices along California’s Central Coast. Communities covered include San Luis Obispo, Paso Robles, Atascadero, and Pismo Beach. Always verify the exact current limit using HUD’s lookup tool.
How does the FHA determine its loan limits?
The FHA determines its loan limits each year based on the conforming loan limit set by the FHFA. By statute, HUD sets the FHA floor at 65% of the conforming limit and the high-cost ceiling at 150%. Individual county limits sit somewhere in that range based on the local median home price, capped at the ceiling. For 2026, HUD published these limits through Mortgagee Letter 2025-22 effective January 1. BD Nationwide will help you understand the California loan limits while getting a pre-approval letter for a FHA home loan.
Reviewed by: John Tappan, NMLS #394171 | June 10, 2026 | Fact-Checked ✓
Sources:
- U.S. Department of Housing and Urban Development. (2025, December). HUD’s Federal Housing Administration announces 2026 loan limits (Mortgagee Letter 2025-22).
- U.S. Department of Housing and Urban Development. (2026). FHA mortgage limits lookup tool.
Disclosure: This information is general in nature and current as of May 2026, based on HUD Mortgagee Letter 2025-22 and HUD’s official FHA loan limit tables. California FHA loan limits are updated annually and can vary by county. The figures above are general references, not a quote or commitment to lend. Borrowers should confirm county-specific limits using HUD’s official FHA loan limits lookup tool at entp.hud.gov and request personalized estimates from multiple licensed FHA-approved lenders. BD Nationwide assists consumers with finding lenders in California and does not directly originate loans.