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Buying a home in California can be daunting, especially when navigating FHA loan limits that vary significantly by county. As of January 1, 2025, HUD updated those limits—ranging from $524,225 in lower-cost regions to $1,209,750 in high-cost areas for single-family properties. This guide breaks down those limits county by county, explains impacts on eligibility, and provides strategies for staying within these parameters. Let’s dive in.
What Are FHA Loan Limits?
FHA loan limits are set annually by HUD and tied to local median home prices. Each county has:
- Floor limit (65% of conforming loan baseline) – typically $524,225.
- Ceiling limit (150% of conforming baseline) – up to $1,209,750 in high-cost counties.
These limits ensure FHA-backed loans are appropriately sized across varying housing markets. FHA also defines higher limits for multi-unit properties—duplexes, triplexes, and fourplexes—with maximums per county.
2025 FHA Loan Limits by County
Here’s a summary of single-family (1-unit) loan limits across California:
| County Tier | FHA Limit (1‑Unit) |
| High-cost counties (e.g., LA, SF, Marin) | $1,209,750 |
| Moderate counties (e.g., El Dorado) | $763,600 |
| Rural/lower-cost counties (e.g., Fresno) | $524,225 |
| Specialty high-tier (Mono) | $776,250 |
High-cost example: Alameda, Contra Costa, Los Angeles, Marin, Orange, San Mateo, Santa Clara, and Santa Cruz counties are at $1,209,750- Rural counties like Alpine, Imperial, Fresno remain at the floor, $524,225
- Middle-tier counties like El Dorado, Placer, Yolo fall at $763,600
- Special-case: Mono County’s limit is $776,250
For 2‑4 unit properties, limits are higher—check County FHA Limits – multi‑unit for detailed breakdowns.
Why They Differ by County
HUD ties FHA limits to county median home prices:
- HUD calculates 115% of local median home value.
- That figure is adjusted to remain between national floor and ceiling conforming limits.
- Counties in pricier metro areas reach the HUD ceiling of $1,209,750, while others remain at floor.
This ensures loan coverage aligns with actual housing costs.
Impact on Homebuyers
- Eligibility: Stay at or under your county’s FHA limit to qualify.
- Multi-unit flexibility: FHA can finance 2–4 unit properties—helpful for investors or families.
- Down payment range: FHA allows just 3.5% down with 580+ credit, making it easier for entry-level buyers.
- Avoid jumbo loans: Exceeding FHA limits means moving to conventional or jumbo loans, which require higher credit scores and down payments.
How to Know Your County Limit
- HUD’s county-by-county list (PDF/Excel).
- Third-party tools, like JVM Lending’s loan limit checker.
- Consult your lender—they can verify limits by address.
FAQ
What if the home price exceeds my FHA limit?
Consider a larger down payment, use a conventional loan, or adjust your home search to properties within the FHA limit.
Can I finance a duplex with an FHA loan?
Yes—limits for multi-unit properties are higher. View our Multi‑Unit FHA Limits section for specifics.
Are FHA limits the same as conforming limits?
Not always. FHA limits often differ, but are based on conforming limits adjusted for local housing costs.
When are 2025 limits effective?
The updated FHA loan limits became effective January 1, 2025. Limits may change again in early 2026.
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Conclusion & Next Steps
Understanding 2025 FHA loan limits is critical for California homebuyers. Whether in a high-cost county like Los Angeles or a rural area like Fresno, knowing your limit enables strategic decisions—avoiding last-minute surprises or financing hurdles.
Get Expert Financing
- Matched with investor-friendly lenders
- Fast pre-approvals-no W2s required
- Financing options fro rentals, BRRRR, STRs
- Scale your portfolio with confidence
Our advice is based on experience in the mortgage industry and we are dedicated to helping you achieve your goal of owning a home. We may receive compensation from partner banks when you view mortgage rates listed on our website.
