If you’re buying a home in California in 2026 with an FHA-backed mortgage, it’s important to understand the current FHA loan limits. These limits, set by the U.S. Department of Housing and Urban Development (HUD), determine the maximum amount you can borrow with an FHA-insured loan. Staying within these limits allows you to take advantage of FHA benefits, such as low down payment requirements and more flexible credit guidelines, while avoiding higher-cost financing alternatives.
In this guide, we’ll break down the 2026 FHA loan limits for California, explain how they are calculated, and show what they mean for your homebuying options.
2026 FHA Loan Limits for California
For 2026, FHA loan limits across California range from $541,287 to $1,249,125, depending on the county and property type. These limits increased from prior years in response to continued home price growth across many California markets.
Unlike conforming loan limits set by the FHFA, FHA loan limits are determined by HUD and vary by both county and property size. This means limits for duplexes, triplexes, and fourplexes are higher than those for single-family homes.
| County | 1 Unit | 2 Units | 3 Units | 4 Units |
|---|---|---|---|---|
| Alameda County | $1,249,125 | $1,599,375 | $1,933,200 | $2,402,625 |
| Alpine County | $736,000 | $942,200 | $1,138,900 | $1,415,400 |
| Amador County | $541,287 | $693,050 | $837,700 | $1,041,125 |
| Butte County | $541,287 | $693,050 | $837,700 | $1,041,125 |
| Calaveras County | $541,287 | $693,050 | $837,700 | $1,041,125 |
| Colusa County | $541,287 | $693,050 | $837,700 | $1,041,125 |
| Contra Costa County | $1,249,125 | $1,599,375 | $1,933,200 | $2,402,625 |
| Del Norte County | $541,287 | $693,050 | $837,700 | $1,041,125 |
| El Dorado County | $764,750 | $979,000 | $1,183,400 | $1,470,700 |
| Fresno County | $541,287 | $693,050 | $837,700 | $1,041,125 |
| Glenn County | $541,287 | $693,050 | $837,700 | $1,041,125 |
| Humboldt County | $541,287 | $693,050 | $837,700 | $1,041,125 |
| Imperial County | $541,287 | $693,050 | $837,700 | $1,041,125 |
| Inyo County | $541,287 | $693,050 | $837,700 | $1,041,125 |
| Kern County | $541,287 | $693,050 | $837,700 | $1,041,125 |
| Kings County | $541,287 | $693,050 | $837,700 | $1,041,125 |
| Lake County | $541,287 | $693,050 | $837,700 | $1,041,125 |
| Lassen County | $541,287 | $693,050 | $837,700 | $1,041,125 |
| Los Angeles County | $1,249,125 | $1,599,375 | $1,933,200 | $2,402,625 |
| Madera County | $541,287 | $693,050 | $837,700 | $1,041,125 |
| Marin County | $1,249,125 | $1,599,375 | $1,933,200 | $2,402,625 |
| Mariposa County | $541,287 | $693,050 | $837,700 | $1,041,125 |
| Mendocino County | $546,250 | $699,300 | $845,300 | $1,050,500 |
| Merced County | $541,287 | $693,050 | $837,700 | $1,041,125 |
| Modoc County | $541,287 | $693,050 | $837,700 | $1,041,125 |
| Mono County | $776,250 | $993,750 | $1,201,200 | $1,492,800 |
| Monterey County | $994,750 | $1,273,450 | $1,539,350 | $1,913,000 |
| Napa County | $1,017,750 | $1,302,900 | $1,574,900 | $1,957,250 |
| Nevada County | $649,750 | $831,800 | $1,005,450 | $1,249,550 |
| Orange County | $1,249,125 | $1,599,375 | $1,933,200 | $2,402,625 |
| Placer County | $764,750 | $979,000 | $1,183,400 | $1,470,700 |
| Plumas County | $541,287 | $693,050 | $837,700 | $1,041,125 |
| Riverside County | $690,000 | $883,300 | $1,067,750 | $1,326,950 |
| Sacramento County | $764,750 | $979,000 | $1,183,400 | $1,470,700 |
| San Benito County | $1,249,125 | $1,599,375 | $1,933,200 | $2,402,625 |
| San Bernardino County | $690,000 | $883,300 | $1,067,750 | $1,326,950 |
| San Diego County | $1,104,000 | $1,413,350 | $1,708,400 | $2,123,100 |
| San Francisco County | $1,249,125 | $1,599,375 | $1,933,200 | $2,402,625 |
| San Joaquin County | $678,500 | $868,600 | $1,049,950 | $1,304,850 |
| San Luis Obispo County | $1,000,500 | $1,280,850 | $1,548,250 | $1,924,100 |
| San Mateo County | $1,249,125 | $1,599,375 | $1,933,200 | $2,402,625 |
| Santa Barbara County | $941,850 | $1,205,750 | $1,457,450 | $1,811,300 |
| Santa Clara County | $1,249,125 | $1,599,375 | $1,933,200 | $2,402,625 |
| Santa Cruz County | $1,249,125 | $1,599,375 | $1,933,200 | $2,402,625 |
| Shasta County | $541,287 | $693,050 | $837,700 | $1,041,125 |
| Sierra County | $541,287 | $693,050 | $837,700 | $1,041,125 |
| Siskiyou County | $541,287 | $693,050 | $837,700 | $1,041,125 |
| Solano County | $685,400 | $877,450 | $1,060,600 | $1,318,100 |
| Sonoma County | $897,000 | $1,148,350 | $1,388,050 | $1,725,050 |
| Stanislaus County | $545,100 | $697,800 | $843,500 | $1,048,300 |
| Sutter County | $541,287 | $693,050 | $837,700 | $1,041,125 |
| Tehama County | $541,287 | $693,050 | $837,700 | $1,041,125 |
| Trinity County | $541,287 | $693,050 | $837,700 | $1,041,125 |
| Tulare County | $541,287 | $693,050 | $837,700 | $1,041,125 |
| Tuolumne County | $541,287 | $693,050 | $837,700 | $1,041,125 |
| Ventura County | $1,035,000 | $1,325,000 | $1,601,600 | $1,990,450 |
| Yolo County | $764,750 | $979,000 | $1,183,400 | $1,470,700 |
| Yuba County | $541,287 | $693,050 | $837,700 | $1,041,125 |
2025 vs. 2026 FHA Loan Limits: Year-Over-Year Comparison
All FHA loan limits increased by 3.26% from 2025 to 2026, consistent with the conforming loan limit adjustment set by the FHFA. The table below shows the full year-over-year change across all property types, including both the national floor (which applies to lower-cost counties) and the ceiling (which applies to California’s high-cost counties).
| LIMIT TYPE | 2025 (PREVIOUS) | 2026 (CURRENT) | CHANGE |
|---|---|---|---|
| FHA Floor (1-Unit) | $524,225 | $541,287 | +$17,062 (+3.26%) |
| FHA Ceiling (1-Unit) | $1,209,750 | $1,249,125 | +$39,375 (+3.26%) |
| FHA Floor (2-Unit) | $671,200 | $693,050 | +$21,850 |
| FHA Ceiling (2-Unit) | $1,548,975 | $1,599,375 | +$50,400 |
| FHA Floor (3-Unit) | $811,275 | $837,700 | +$26,425 |
| FHA Ceiling (3-Unit) | $1,872,225 | $1,933,200 | +$60,975 |
| FHA Floor (4-Unit) | $1,008,300 | $1,041,125 | +$32,825 |
| FHA Ceiling (4-Unit) | $2,326,875 | $2,402,625 | +$75,750 |
| Conforming Baseline | $806,500 | $832,750 | +$26,250 |
The 3.26% increase reflects HUD’s annual adjustment based on national median home price data. For buyers in California’s high-cost counties, the ceiling increase of $39,375 on a 1-unit property means meaningfully more purchasing power under an FHA loan compared to last year, without having to move into jumbo financing.
2026 FHA Loan Limits by California County (1-Unit Properties)
FHA loan limits are not the same in every California county. High-cost counties, where median home prices are well above the national average, qualify for limits up to the $1,249,125 ceiling. Lower-cost counties are subject to the $541,287 floor. The table below covers the most commonly searched California counties and their 2026 FHA limit for a single-family (1-unit) home.
| COUNTY | 2026 FHA LIMIT (1-UNIT) | COST TIER |
|---|---|---|
| Los Angeles | $1,249,125 | High-cost |
| San Francisco | $1,249,125 | High-cost |
| San Diego | $1,249,125 | High-cost |
| Orange | $1,249,125 | High-cost |
| Santa Clara | $1,249,125 | High-cost |
| Alameda | $1,249,125 | High-cost |
| Contra Costa | $1,249,125 | High-cost |
| San Mateo | $1,249,125 | High-cost |
| Ventura | $1,249,125 | High-cost |
| Sacramento | $763,950 | Mid-range |
| Riverside | $644,000 | Mid-range |
| San Bernardino | $644,000 | Mid-range |
| Fresno | $541,287 | Floor |
| Kern | $541,287 | Floor |
Note: Sacramento, Riverside, and San Bernardino limits are representative estimates based on HUD methodology and recent median home price data. Always confirm your specific county’s limit with JVM Lending or via HUD’s official lookup tool before making an offer, as limits can be updated by HUD mid-cycle.
Buyers purchasing in the Bay Area, Los Angeles, San Diego, Orange County, or Ventura County are in the highest FHA limit tier, with full access to the $1,249,125 ceiling. Buyers in inland or lower-cost counties may have lower limits, which affects how much they can finance under an FHA loan before needing to consider other loan types.
How Are FHA Loan Limits Determined?
HUD reviews FHA loan limits annually using median home price data for each county. The goal is to ensure FHA loan eligibility keeps pace with changing housing market conditions.
Under HUD’s methodology:
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Low-Cost Areas: FHA limits are set at a national floor, based on a percentage of the conforming loan limit.
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High-Cost Areas: Counties with significantly higher median home prices qualify for higher FHA limits, capped at 150% of the conforming loan limit.
For 2026, many California counties continue to qualify for higher FHA limits due to elevated home values, while lower-cost counties remain at the FHA floor.
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April 11, 2026
Why FHA Loan Limits Matter
FHA loans remain a popular option, particularly for first-time buyers and borrowers with limited savings, because they offer several advantages.
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Low Down Payments: FHA loans typically require just 3.5% down.
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Flexible Credit Requirements: Borrowers with lower credit scores may still qualify compared to conventional loans.
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Competitive Interest Rates: FHA loans often offer favorable rates, even with less-than-perfect credit.
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Higher Limits in High-Cost Areas: FHA limits in many California counties allow buyers to finance higher-priced homes without moving into jumbo loan territory.
Staying within FHA loan limits ensures access to these benefits without the stricter qualification standards and higher costs associated with jumbo loans.
What Happens If Your Loan Exceeds FHA Limits?
If your desired loan amount exceeds the FHA limit for your county or property type, you’ll need to consider alternative financing, such as a conventional or jumbo loan. These options generally come with:
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Higher credit score and income requirements
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Larger down payments, often 10% or more
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Higher interest rates and additional fees compared to FHA loans
Understanding FHA loan limits early in the homebuying process helps you plan more effectively and choose the financing option that best fits your situation.
What If My Purchase Price Exceeds the FHA Limit?
If the home you want to buy has a purchase price that would push your loan amount above the FHA limit for your county, you have three main options.
Increase your down payment
If the purchase price is only moderately above the limit, you may be able to make a larger down payment to bring your loan amount back within FHA limits. For example, if the FHA limit in your county is $1,249,125 and the purchase price is $1,300,000, a down payment of roughly $50,875 or more would keep your loan within the FHA ceiling.
Switch to a conventional loan
Conventional loans backed by Fannie Mae and Freddie Mac have their own loan limits, which for 2026 are set at $832,750 for most California counties and up to $1,249,125 in high-cost areas. Conventional loans have stricter credit and income requirements than FHA loans but do not require mortgage insurance premiums in the same way, which can reduce your long-term costs if you qualify.
Explore jumbo financing
For purchase prices that exceed both FHA and conforming loan limits, a jumbo loan may be the right fit. Jumbo loans are not backed by any government agency and are held or sold by private lenders, which typically means stricter qualification requirements and potentially higher rates. That said, JVM works with a wide range of jumbo loan products to find competitive options.
For a full comparison of your options based on your specific purchase price and county, visit our Conforming Loan Limits guide or contact JVM Lending directly for a personalized review.
Frequently Asked Questions
What are the FHA loan limits for 2026 in California?
For 2026, FHA loan limits in California range from $541,287 in lower-cost counties to $1,249,125 in the state’s high-cost counties for a single-family (1-unit) home. Limits are higher for 2-unit, 3-unit, and 4-unit properties. Most major California markets, including Los Angeles, San Francisco, San Diego, Orange County, and the Bay Area, are at or near the $1,249,125 ceiling.
Are FHA loan limits the same in every county?
No. FHA loan limits vary by county and are set annually by HUD based on local median home prices. California counties with higher home values qualify for higher limits, up to the national ceiling of $1,249,125 for a 1-unit property. Lower-cost counties are subject to the national floor, which is $541,287 for 2026.
What is the difference between FHA and conforming loan limits?
FHA loan limits and conforming loan limits are set by different agencies and serve different loan programs. The FHFA sets conforming loan limits, which apply to conventional loans backed by Fannie Mae and Freddie Mac. HUD sets FHA loan limits, which apply to loans insured by the Federal Housing Administration. In most California counties, both types of limits are at the same high-cost ceiling of $1,249,125 for a 1-unit property in 2026. FHA loans generally have more flexible credit and down payment requirements than conventional loans but include mandatory mortgage insurance premiums.
How do FHA loan limits compare to conforming loan limits?
FHA loan limits are generally lower than or equal to conforming loan limits in most areas, but FHA loans offer more flexible credit and down payment requirements. In 2026, the baseline conforming loan limit is $832,750, while the FHA floor is $541,287. In California’s high-cost counties, both FHA and conforming limits reach the same $1,249,125 ceiling for 1-unit properties.
How do I find my county’s FHA limit?
You can check HUD’s official county-by-county FHA loan limits, but an easier way is to use JVM Lending’s Loan Limit Checker tool. This tool provides up-to-date FHA limits for your specific county and helps you confirm the 2026 limits before making an offer.
Can FHA loans be used to buy multi-unit properties?
Yes. FHA loan limits increase with the number of units, allowing buyers to finance duplexes, triplexes, and fourplexes with higher loan amounts than single-family homes.
Do FHA loan limits change every year?
Yes. HUD reviews and updates FHA loan limits annually based on new home price data, with updated limits typically taking effect at the beginning of each year. For 2026, all FHA loan limits increased by 3.26% compared to 2025.
Ready to Explore FHA Loan Options in California?
California’s 2026 FHA loan limits give buyers more purchasing power than last year, with limits reaching $1,249,125 in the state’s high-cost counties. Whether you are buying your first home or moving up, understanding your county’s FHA limit is the first step toward choosing the right loan program.
Ready to see what you qualify for? Contact JVM Lending today for a free pre-approval.
