Conventional & Government
Government — FHA
FHA 30-Year Fixed
HUD-insured mortgage with low down payment and flexible credit requirements.
Available throughout Southern California through Francisco Williams, CCIM, NMLS #1858674.
580
Min FICO
97%
Max LTV
4%
Min down
57%
Max DTI
Ideal borrower
Buyers with lower credit, higher DTI, or limited down payment.
Program highlights
- 3.5% down with 580+ FICO
- 580–620 FICO often approved where conventional can't
- Higher DTI tolerance (up to ~56% with compensating factors)
- UFMIP 1.75% + monthly MIP (lifetime unless refi to conventional)
Typical uses
- First-time purchase
- Credit-challenged buyers
Frequently asked questions
- What's the minimum credit score for an FHA loan in California?
- 580 FICO with 3.5% down. Scores from 500–579 can qualify with 10% down, though most California lenders impose overlays that require 580 minimum.
- Do we have to pay mortgage insurance on an FHA loan?
- Yes — FHA requires an upfront MIP of 1.75% (typically financed into the loan) plus a monthly MIP that stays for the life of the loan on most cases. Many borrowers refinance into a conventional loan once they hit 20% equity to remove the lifetime MIP.
- What are FHA loan limits in Southern California?
- In 2026 the FHA loan limit in Los Angeles County is $1,249,125 for a one-unit property. Other high-cost SoCal counties (Orange, Ventura, San Diego) carry similar high-cost limits set by HUD; the limit in lower-cost counties scales down by area median home price. There is no separate 'FHA floor' you need to worry about — call us with the address and we'll look up the exact limit for that county. Limits increase for 2-4 unit properties.
Program details shown are representative guidelines and subject to individual lender overlays and CFPB / agency requirements. Rates shown are illustrative and subject to change without notice. Actual rate, APR, and terms will depend on creditworthiness, loan-to-value, property type, occupancy, loan amount, loan program, and other factors. Not all applicants will qualify.