2025 FHA Loan Limits in California
If you’re looking for a flexible home loan in California, the Federal Housing Administration (FHA) loan program offers more accessible requirements than a conventional loan, including a low down payment and minimum credit score.
For 2025, FHA loan limits for single-family homes in California range from $524,255 in lower-cost areas to $1,209,750 in high-cost areas. Whether you’re a first-time buyer or familiar with the home buying process, this guide will help you understand the requirements for obtaining an FHA-backed loan in California.
California FHA loan limits by county
| County name | One unit | Two units | Three units | Four units | Median sales price |
|---|---|---|---|---|---|
| ALAMEDA | $1,209,750 | $1,548,975 | $1,872,225 | $2,326,875 | $1,713,000 |
| ALPINE | $524,225 | $671,200 | $811,275 | $1,008,300 | $229,000 |
| AMADOR | $524,225 | $671,200 | $811,275 | $1,008,300 | $382,000 |
| BUTTE | $524,225 | $671,200 | $811,275 | $1,008,300 | $290,000 |
| CALAVERAS | $524,225 | $671,200 | $811,275 | $1,008,300 | $381,000 |
| COLUSA | $524,225 | $671,200 | $811,275 | $1,008,300 | $400,000 |
| CONTRA COSTA | $1,209,750 | $1,548,975 | $1,872,225 | $2,326,875 | $1,713,000 |
| DEL NORTE | $524,225 | $671,200 | $811,275 | $1,008,300 | $285,000 |
| EL DORADO | $763,600 | $977,550 | $1,181,650 | $1,468,500 | $650,000 |
| FRESNO | $524,225 | $671,200 | $811,275 | $1,008,300 | $408,000 |
| GLENN | $524,225 | $671,200 | $811,275 | $1,008,300 | $313,000 |
| HUMBOLDT | $524,225 | $671,200 | $811,275 | $1,008,300 | $399,000 |
| IMPERIAL | $524,225 | $671,200 | $811,275 | $1,008,300 | $315,000 |
| INYO | $524,225 | $671,200 | $811,275 | $1,008,300 | $450,000 |
| KERN | $524,225 | $671,200 | $811,275 | $1,008,300 | $351,000 |
| KINGS | $524,225 | $671,200 | $811,275 | $1,008,300 | $361,000 |
| LAKE | $524,225 | $671,200 | $811,275 | $1,008,300 | $240,000 |
| LASSEN | $524,225 | $671,200 | $811,275 | $1,008,300 | $180,000 |
| LOS ANGELES | $1,209,750 | $1,548,975 | $1,872,225 | $2,326,875 | $1,275,000 |
| MADERA | $524,225 | $671,200 | $811,275 | $1,008,300 | $421,000 |
| MARIN | $1,209,750 | $1,548,975 | $1,872,225 | $2,326,875 | $1,713,000 |
| MARIPOSA | $524,225 | $671,200 | $811,275 | $1,008,300 | $323,000 |
| MENDOCINO | $546,250 | $699,300 | $845,300 | $1,050,500 | $440,000 |
| MERCED | $524,225 | $671,200 | $811,275 | $1,008,300 | $410,000 |
| MODOC | $524,225 | $671,200 | $811,275 | $1,008,300 | $140,000 |
| MONO | $776,250 | $993,750 | $1,201,200 | $1,492,800 | $675,000 |
| MONTEREY | $970,600 | $1,242,550 | $1,501,950 | $1,866,600 | $844,000 |
| NAPA | $1,017,750 | $1,302,900 | $1,574,900 | $1,957,250 | $850,000 |
| NEVADA | $644,000 | $824,450 | $996,550 | $1,238,500 | $560,000 |
| ORANGE | $1,209,750 | $1,548,975 | $1,872,225 | $2,326,875 | $1,275,000 |
| PLACER | $763,600 | $977,550 | $1,181,650 | $1,468,500 | $650,000 |
| PLUMAS | $524,225 | $671,200 | $811,275 | $1,008,300 | $298,000 |
| RIVERSIDE | $672,750 | $861,250 | $1,041,050 | $1,293,750 | $585,000 |
| SACRAMENTO | $763,600 | $977,550 | $1,181,650 | $1,468,500 | $650,000 |
| SAN BENITO | $1,209,750 | $1,548,975 | $1,872,225 | $2,326,875 | $1,750,000 |
| SAN BERNARDINO | $672,750 | $861,250 | $1,041,050 | $1,293,750 | $585,000 |
| SAN DIEGO | $1,077,550 | $1,379,450 | $1,667,450 | $2,072,250 | $937,000 |
| SAN FRANCISCO | $1,209,750 | $1,548,975 | $1,872,225 | $2,326,875 | $1,713,000 |
| SAN JOAQUIN | $678,500 | $868,600 | $1,049,950 | $1,304,850 | $590,000 |
| SAN LUIS OBISPO | $967,150 | $1,238,150 | $1,496,600 | $1,859,950 | $841,000 |
| SAN MATEO | $1,209,750 | $1,548,975 | $1,872,225 | $2,326,875 | $1,713,000 |
| SANTA BARBARA | $913,100 | $1,168,950 | $1,413,000 | $1,756,000 | $794,000 |
| SANTA CLARA | $1,209,750 | $1,548,975 | $1,872,225 | $2,326,875 | $1,750,000 |
| SANTA CRUZ | $1,209,750 | $1,548,975 | $1,872,225 | $2,326,875 | $1,025,000 |
| SHASTA | $524,225 | $671,200 | $811,275 | $1,008,300 | $350,000 |
| SIERRA | $524,225 | $671,200 | $811,275 | $1,008,300 | $180,000 |
| SISKIYOU | $524,225 | $671,200 | $811,275 | $1,008,300 | $190,000 |
| SOLANO | $685,400 | $877,450 | $1,060,600 | $1,318,100 | $590,000 |
| SONOMA | $897,000 | $1,148,350 | $1,388,050 | $1,725,050 | $780,000 |
| STANISLAUS | $535,900 | $686,050 | $829,250 | $1,030,600 | $466,000 |
| SUTTER | $524,225 | $671,200 | $811,275 | $1,008,300 | $435,000 |
| TEHAMA | $524,225 | $671,200 | $811,275 | $1,008,300 | $266,000 |
| TRINITY | $524,225 | $671,200 | $811,275 | $1,008,300 | $200,000 |
| TULARE | $524,225 | $671,200 | $811,275 | $1,008,300 | $359,000 |
| TUOLUMNE | $524,225 | $671,200 | $811,275 | $1,008,300 | $357,000 |
| VENTURA | $1,017,750 | $1,302,900 | $1,574,900 | $1,957,250 | $885,000 |
| YOLO | $763,600 | $977,550 | $1,181,650 | $1,468,500 | $650,000 |
| YUBA | $524,225 | $671,200 | $811,275 | $1,008,300 | $435,000 |
How are FHA loan limits determined?
FHA loan limits are set annually through rules specified by the National Housing Act, and they’re based on the median home price in each county or Metropolitan Statistical Area (MSA). FHA determines loan limits using the national conforming loan limit — 115% of local median home prices — as a baseline.
For 2025, the “floor” in California is set at $524,255, or 65% of the conforming loan limit, and the “ceiling” is set at $1,209,750, or 150% of the conforming loan limit. These limits apply to lower- and higher-cost areas, respectively. The limits ensure that FHA loans remain accessible in regions with more affordable housing, while also accommodating higher housing costs in expensive areas.
How to qualify for an FHA loan in California
FHA loan requirements are generally more lenient than those for conventional loans. When working with an FHA-approved lender, they’ll assess your loan application to determine if you meet the following minimum requirements:
- Credit score: To qualify for an FHA loan, you’ll need a minimum 500 credit score.
- Down payment: The down payment for an FHA loan depends on the borrower’s credit score, with 3.5% required for scores of 580 or higher, and 10% for scores between 500 and 579.
- Income and employment: A stable employment and income history of at least two years is generally required to qualify for an FHA loan.
- Debt-to-income ratio: Lenders calculate your debt-to-income (DTI) ratio by dividing your total debt by your gross income, with a preferred maximum of 43%.
- Occupancy: Owners must use FHA-financed homes as their primary residences for one year.
- Home appraisal: FHA appraisals require a professional appraiser to determine the home’s value and ensure it meets safety and habitability standards.
- Cash reserves: FHA borrowers may be required to have cash reserves, typically of one month’s worth of mortgage payments.
- Mortgage insurance: Mortgage insurance protects lenders if a borrower defaults. For FHA loans, it includes a 1.75% upfront mortgage insurance premium (UFMIP) and an annual premium (MIP) of a percentage of the loan amount, which is added to the monthly payment.
Buying a multifamily property with an FHA loan
Through the FHA program, borrowers have the option to buy a multifamily home (of two to four units) in California with just 3.5% down, allowing the owner to live in one unit and rent out the others — also known as house hacking — to help cover the mortgage.
Borrowers are expected to meet similar requirements to those financing a single-family home with an FHA loan:
- Minimum 580 credit score to put 3.5% down, or 500 to put 10% down
- Minimum of two years of stable income and employment
- One unit must serve as the owner’s primary residence for one year
- Cash reserves equal to one month of mortgage payments for two units, or three months of mortgage payments for three to four units
- Mortgage insurance
- Home appraisal
| Number of units | Low-cost FHA loan limit |
|---|---|
| Two | $671,200 |
| Three | $811,275 |
| Four | $1,008,300 |
FHA lenders in California
Lender | LendingTree rating | Min. FHA credit score | |
|---|---|---|---|
 | 580 | ||
 | 580 | ||
 | 580 | ||
 | 620 | ||
 | 580 |
