FHA Loans · CA · TX · FL · MD

FHA Loans in California (Plus TX, FL & MD)

An FHA loan can get you into a home with as little as 3.5% down and more flexible credit rules than many conventional loans. I help buyers use FHA financing in California, Texas, Florida and Maryland, and I compare 240+ lenders to find good terms.

What Is an FHA Loan?

An FHA loan is a mortgage insured by the Federal Housing Administration, which is part of the U.S. Department of Housing and Urban Development (HUD). FHA doesn’t lend the money itself. A private lender makes the loan, and FHA insurance protects that lender if the borrower stops paying. Because of that protection, lenders can accept smaller down payments and lower credit scores than they usually would.

FHA loans are for homes you will live in as your primary residence. You can use one to buy a single-family house, an approved condo, a townhome or a 2–4 unit property where you live in one of the units. They’re popular with first-time buyers, but you don’t have to be a first-time buyer to use one.

The trade-off is mortgage insurance. Every FHA loan has an upfront mortgage insurance premium, which is usually added to the loan amount, plus an annual premium that is split into your monthly payment. How long the annual premium lasts depends on your down payment and loan term, so it’s one of the first things I’ll explain when we compare options.

FHA Loan Requirements (Credit, Down Payment, DTI)

FHA sets the minimum rules, and each lender can add its own on top. These are the basics of FHA loan California requirements, and they are the same in Texas, Florida and Maryland because FHA is a national program.

Credit score

Under HUD rules, a credit score of 580 or higher can qualify for maximum financing. Scores from 500 to 579 are limited to 90% loan-to-value, which means at least 10% down. Below 500, FHA financing isn’t available. Many lenders set their own minimums above these, which is one reason comparing lenders matters.

Down payment

The minimum FHA loan California down payment is 3.5% of the price with a 580+ score. The money can come from your savings, and FHA also allows gift funds from family and approved down payment assistance programs, with proper documentation. You’ll also need money for closing costs, though a seller can contribute toward some of them.

Debt-to-income ratio (DTI)

Your DTI is your monthly debt payments, including the new house payment, divided by your gross monthly income. FHA is often more flexible on DTI than conventional loans, especially with strong compensating factors such as savings or a steady job history. The final answer comes from the lender’s underwriting, so I’ll run your actual numbers rather than guess.

Other basics

Steady, documented income (W-2, self-employment or other eligible sources)
A valid Social Security number and lawful residency in the U.S.
An FHA appraisal, which also checks basic health and safety items
Waiting periods after a bankruptcy or foreclosure, which are often shorter than for conventional loans

2026 FHA Loan Limits in California

FHA caps how much you can borrow, and the cap depends on the county. HUD sets these limits every year. For 2026, the national one-unit “floor” (the limit in lower-cost areas) is $541,287 and the high-cost “ceiling” is $1,249,125, according to HUD’s 2026 loan limit announcement. Every county falls somewhere between those two numbers, and limits are higher for 2–4 unit properties.

California has some of the widest ranges in the country, so two buyers a short drive apart can face very different FHA loan limits. Before you shop, look up your county with the official HUD FHA mortgage limits search. The same tool works for Texas, Florida and Maryland counties.

Tip: If the home you want is above your county’s FHA limit, a conventional or jumbo loan may fit better. I can price both so you can compare.

FHA vs Conventional

A conventional loan isn’t backed by the government. Some conventional programs allow as little as 3% down, so FHA isn’t always the lowest down payment option. Here is how they usually compare:

When FHA often makes sense

Your credit score is in the fair range or you’ve had recent credit problems
Your debt-to-income ratio is on the higher side
You want lower pricing that depends less on your credit score

When conventional often makes sense

You have strong credit and can put 5% to 20% down
You want mortgage insurance you can remove later (conventional PMI can be cancelled once you build enough equity)
The loan amount is above the FHA limit but within the conforming limit, which is $832,750 for a one-unit home in most areas in 2026

The right choice comes down to your total monthly cost and your plans. I’ll lay out both side by side, including mortgage insurance, so you can see the real difference. You can also read the mortgage calculator guide to see what goes into a monthly payment.

FHA Streamline Refinance

If you already have an FHA loan, an FHA Streamline Refinance can lower your rate with less paperwork than a regular refinance. In many cases there’s no new appraisal and less income documentation. The main rules are:

Your current loan must be an FHA loan with a good recent payment history
The loan must have been in place for a minimum period (generally at least 210 days and six payments)
The refinance must give you a real benefit, such as a lower payment or moving from an adjustable to a fixed rate
You can’t take cash out with a streamline

If you want cash out or want to drop FHA mortgage insurance, a conventional refinance may be the better path once you have enough equity.

How I Shop FHA Rates Across 240+ Lenders

All FHA loans follow the same basic HUD rules, but lenders price them differently and add different overlays. One lender may set a higher minimum credit score than another. One may be strict about a recent job change while another isn’t. With access to 240+ lenders through Loan Factory, I can match your file to lenders whose guidelines fit you and compare rate and fees.

I’ll show you the options clearly, including the APR, mortgage insurance and cash to close, and explain them in English or Farsi. If you’re buying your first home, my first-time home buyer guide covers down payment assistance and the steps from pre-approval to closing. When you’re ready, apply online for a quote.

Programs, down payment help and the steps to closing.

Mortgage Calculator Guide

What goes into your monthly payment.

VA Loans

$0 down options for eligible veterans.

Get Your FHA Quote

Apply online and I’ll compare FHA options from 240+ lenders for you, in English or Farsi.