From Los Angeles and San Francisco's $1,249,125 loan limits to Fresno's $541,287 floor, California's mortgage math changes dramatically county by county. FHA, VA, DSCR, and Conventional financing, from Joseph Pistone — NMLS #2087918, holder of an active DFPI Mortgage Loan Originator License in California.
California isn't one market — it's several, and the loan limits prove it. Both FHA and conventional (conforming) loan limits are set annually, county by county, based on local home values. Los Angeles and San Francisco counties sit at the very top of the 2026 national high-cost ceiling for a single-family home — $1,249,125 — while Fresno County sits at the FHA floor of $541,287, the same national minimum that applies across most of the country. That's a difference of more than $700,000 for the exact same loan program, inside the same state.
San Diego lands in between at $1,104,000, and Sacramento at $764,750 — both well above the national floor but below the coastal ceiling. Median home prices track the same pattern: roughly $942,610 in Los Angeles and north of $1,000,000 in San Francisco, versus $566,303 in Sacramento and $378,333 in Fresno. Whichever California market you're buying in, the loan limit and the program that fits your situation depend heavily on which county you're actually in — not just "California" as a whole.
The other thing that doesn't show up in a loan-limit table is pace. Coastal and major-metro California markets are consistently among the more competitive in the country, with homes often moving from listing to accepted offer in days, not weeks. Being fully underwritten — not just pre-qualified — before you write an offer is a bigger advantage here than in a slower market.
3.5% down — and in Los Angeles or San Francisco, that down payment can be calculated against a loan amount running past $1.2 million. Explore FHA loans →
No maximum loan limit for veterans with full entitlement, regardless of county — a real advantage against California's high-cost ceilings. Explore VA loans →
Qualifies off the property's rental income, not your personal income — built for investors targeting California's higher price points and rents. Explore DSCR loans →
Conforming loan limits in LA, SF, and San Diego track the same high-cost ceiling as FHA — with PMI that can be removed at 20% equity. Explore Conventional loans →
LA County's FHA and conforming loan limit sits at the very top of the national ceiling ($1,249,125), reflecting a median home price near $942,610 — genuinely different math than most of the country. FHA loan in Los Angeles →
San Diego's limit sits lower than LA or SF at $1,104,000, but a median price near $909,333 still puts many purchases close to that ceiling — and veterans here have no VA loan limit at all with full entitlement. FHA loan in San Diego → · VA loan in San Diego →
San Francisco carries the same top-tier $1,249,125 limit as Los Angeles, unsurprising in a market with a median home price at or above $1,000,000 citywide. FHA loan in San Francisco →
Sacramento's $764,750 limit sits well under the coastal ceiling, matching a market where the median price runs closer to $566,303 — a genuinely different financing profile than the coast. FHA loan in Sacramento →
Fresno's $541,287 limit is the FHA floor, reflecting a Central Valley market where the median price runs near $378,333 — the most accessible entry point among California's major metros. FHA loan in Fresno →
Buying somewhere else in California? Every program on this page is available statewide — reach out and we'll walk through the loan limit and program that fits your specific county.
FHA and conforming loan limits are set annually per county based on local home prices. High-cost coastal counties like Los Angeles and San Francisco sit at the 2026 national ceiling of $1,249,125, while Fresno County sits at the FHA floor of $541,287 — a difference of more than $700,000 for the same loan program, inside the same state.
Yes. Joseph Pistone holds an active DFPI (California Department of Financial Protection and Innovation) Mortgage Loan Originator License in addition to his NMLS #2087918 registration, verifiable on NMLS Consumer Access, and originates through CrossCountry Mortgage, LLC, NMLS #3029.
No — a loan limit sets the ceiling for what a program will insure or purchase, not what you personally qualify for. Your approved loan amount still depends on income, debt-to-income ratio, credit, and the appraised value of the home.
No. Since 2020, VA loans have had no maximum loan limit for veterans with full entitlement, regardless of county — a real advantage in high-cost markets like San Diego, where FHA and conventional limits still cap the loan amount.
Yes — DSCR loans qualify off the property's rental income rather than your personal income, and California's higher purchase prices in coastal markets are often matched by correspondingly higher achievable rents, which is exactly the math DSCR underwriting is built around.
It varies by county and season, but coastal and major-metro markets like Los Angeles, San Francisco, and San Diego are consistently among the more competitive in the country — homes often move from listing to accepted offer quickly. Getting fully underwritten and pre-approved, not just pre-qualified, before you write an offer meaningfully changes how sellers view it.
Talk through your county, your program options, and your numbers so we can confirm the right fit before you start looking.
Pay stubs, W-2s or tax returns, bank statements, and ID — see the checklist below.
An appraiser confirms value against comparable sales in your specific California county — and, for FHA, against HUD's property standards too.
Your full file is reviewed against your program's guidelines; you may get a list of conditions to satisfy.
Conditions satisfied, closing disclosure issued, funds and paperwork lined up.
Sign, fund, and get your keys.
Having these ready before you apply is the single biggest thing you can do to keep your timeline moving in a fast-paced California market. Call (941) 260-1894 and we'll walk through exactly what applies to your situation.
You're buying in a high-cost county like LA or San Francisco. The $1,249,125 FHA/conforming ceiling covers a lot of ground against a Los Angeles median near $942,610, but larger or higher-end purchases can still push past it into jumbo territory — worth confirming before you fall in love with a listing.
You're a veteran stationed in or moving to San Diego. A VA loan means no down payment, no monthly mortgage insurance, and — for veterans with full entitlement — no county loan limit at all, which matters in a market where FHA and conventional financing still cap out at $1,104,000.
You're an investor eyeing a rental in Sacramento or Fresno. Lower entry prices ($566,303 and $378,333 medians, respectively) paired with DSCR financing that qualifies off the property's rental income — not your personal income — can make inland California cash flow noticeably better than coastal purchases.
You're a first-time buyer in the Central Valley. FHA's 3.5% down payment option goes a lot further in Fresno or Sacramento than it does on the coast, simply because the purchase prices you're financing are smaller to begin with.
Talk directly with Joseph Pistone — no pressure, no spam, just clear answers about your specific county and program.
