The Federal Housing Administration and Federal Housing Finance Agency have released updated loan limits for 2026. California homebuyers now have access to significantly higher loan amounts across every county — with the conforming loan limit floor rising to $832,750 and the FHA ceiling reaching $1,249,125 in high-cost areas.
Here is what changed and how it affects your home buying power in California.
What Are the 2026 Loan Limits?
The national conforming loan limit floor for a single-family home is $832,750 in 2026, up from $806,500 in 2025. The FHA floor is $541,287 (65% of the conforming limit). In high-cost areas like Los Angeles, Orange County, and San Francisco, both the FHA and conforming limits reach the ceiling of $1,249,125.
Key California County Highlights
Southern California
| County | 2026 FHA Limit | 2026 Conforming Limit |
|---|---|---|
| Los Angeles | $1,249,125 | $1,249,125 |
| Orange | $1,249,125 | $1,249,125 |
| San Diego | $1,104,000 | $1,104,000 |
| Riverside | $690,000 | $832,750 |
| San Bernardino | $690,000 | $832,750 |
| Ventura | $1,035,000 | $1,035,000 |
| Santa Barbara | $941,850 | $941,850 |
Northern California / Bay Area
| County | 2026 FHA Limit | 2026 Conforming Limit |
|---|---|---|
| San Francisco | $1,249,125 | $1,249,125 |
| Santa Clara | $1,249,125 | $1,249,125 |
| San Mateo | $1,249,125 | $1,249,125 |
| Alameda | $1,249,125 | $1,249,125 |
| Contra Costa | $1,249,125 | $1,249,125 |
| Marin | $1,249,125 | $1,249,125 |
| Sacramento | $764,750 | $832,750 |
Central California
| County | 2026 FHA Limit | 2026 Conforming Limit |
|---|---|---|
| Fresno | $541,287 | $832,750 |
| Kern | $541,287 | $832,750 |
| San Joaquin | $678,500 | $832,750 |
| Monterey | $994,750 | $994,750 |
| San Luis Obispo | $1,000,500 | $1,000,500 |
View the complete 2026 California loan limits table with all 58 counties including duplex limits.
What This Means for Home Buyers
Orange County & Los Angeles
With the FHA limit at $1,249,125, a buyer can purchase a home up to approximately $1,293,394 with just 3.5% down ($45,269 down payment). That covers the vast majority of single-family homes in these markets.
San Diego
The San Diego FHA limit jumped to $1,104,000 — meaning you can buy a home up to approximately $1,143,523 with 3.5% down.
Riverside & San Bernardino (Inland Empire)
At $690,000 FHA / $832,750 conforming, Inland Empire buyers have strong purchasing power. With an FHA loan and 3.5% down, you can purchase up to approximately $714,508.
FHA vs. Conventional: Which Should You Use?
If your purchase price falls within the FHA limit for your county, you can use either program. Here is how they compare:
| Feature | FHA Loan | Conventional Loan |
|---|---|---|
| Minimum down payment | 3.5% | 3% (first-time) to 5% |
| Minimum credit score | 580 (3.5% down) | 620+ |
| Mortgage insurance | Required for life of loan | Removable at 80% LTV |
| Loan limits | $541,287 – $1,249,125 | $832,750 – $1,249,125 |
| Best for | Lower credit scores, smaller down payments | Strong credit, plans to remove MI early |
Need a loan amount above the conforming limit? See our jumbo loan options .
How Loan Limits Are Determined
FHA and conforming loan limits are updated annually based on changes in median home prices:
- Conforming limits are set by the FHFA at 115% of the area median home price, with a floor ($832,750) and ceiling ($1,249,125)
- FHA limits are set by HUD at 65% of the conforming limit (floor) to 150% of the conforming limit (ceiling)
- County-specific limits depend on median home values in each county’s metro area
Counties where the median home price exceeds the floor threshold get higher limits. That is why coastal California counties have much higher limits than rural inland counties.
Frequently Asked Questions
When do the 2026 loan limits take effect?
The 2026 loan limits are effective January 1, 2026 for all new FHA case numbers and conventional loan applications.Do VA loans have county loan limits in 2026?
No. VA loans have no county loan limits for eligible veterans with full entitlement as of 2020. Veterans can borrow above the conforming limit with no down payment.What if my purchase price exceeds both the FHA and conforming limits?
You would need a jumbo loan, which typically requires a higher down payment (10-20%) and a credit score of 700+.Can I use the higher limits for a refinance?
Yes. The 2026 limits apply to both purchase and refinance transactions, including cash-out refinances.Are duplex and multi-unit limits higher?
Yes. FHA duplex limits in high-cost California counties reach $1,599,375 in 2026. See the full county table for duplex limits.My county shows two different numbers — which applies to me?
The FHA limit applies if you are using an FHA loan. The conforming limit applies if you are using a conventional loan. In high-cost counties like Orange and LA, they are the same amount.Get Pre-Qualified Today
Ready to take advantage of the higher 2026 loan limits? 1st Nationwide Mortgage is licensed in California and offers FHA, conventional, VA, and jumbo loans. Check FHA eligibility or call us at (833) 350-9185.