FHA Loan Limits California 2025

Thinking about using an FHA loan to buy a house in California? Before you start the process, it’s important to check the FHA loan limits in California for 2025.

These limits decide how much money you can borrow through the FHA program. They’re not the same everywhere. The number depends on where the home is located and what type of property it is. If you go over the limit, the loan might not work — unless you can cover the extra cost yourself.

Not sure how FHA loans work? Here’s what an FHA loan is.

What Are FHA Loan Limits?

An FHA loan limit is the most you’re allowed to borrow with an FHA-backed loan. That limit changes every year. It’s based on average home prices in your area. The idea is to keep loans realistic and tied to local housing costs.

So if you’re buying in a city where prices are high, your loan limit will likely be higher too. On the other hand, if you’re shopping in a more affordable area, the cap is going to be lower.

FHA loan limits are higher for homes with more units. So, a duplex or fourplex has a bigger limit than a single-family home because they usually cost more.

FHA Loan Limits in California (2025)

Now let’s talk numbers.

For 2025, FHA loan limits in California go from $524,255 in lower-cost counties to $1,209,750 in places with higher home prices. These are just for single-family homes. If you’re buying a multi-unit property, your limit will be even higher.

Here are a few examples for single-family homes:

• Los Angeles County – $1,149,825
• San Francisco County – $1,209,750
• San Bernardino County – $644,000
• Fresno County – $560,000

It’s a pretty big range. That’s why you really need to check your specific county. Two people buying homes at the same price might have different loan limits, depending on where in California they’re buying.

Why Do These Limits Matter?

Well, they directly affect what you can afford to buy with an FHA loan. If the house you’re looking at costs more than the limit in your county, here’s what might happen:

First, the loan won’t qualify under the FHA program. That means the lender can’t issue the loan through FHA unless the total loan amount falls under that cap.

You might still be able to buy the home — but you’d need to come up with the difference as a larger down payment. Or you’d have to look at other types of loans, like a jumbo or conventional mortgage.

The key is knowing this before you start shopping. Nobody wants to fall in love with a home they can’t get financing for.

How to Look Up Your County’s Limit

It’s actually pretty easy to check your limit. Here’s what to do:

1. Go to the official HUD loan limit lookup page
2. Choose California from the dropdown list
3. Select your county
4. Pick how many units are in the property
5. Click the button to see your numbers

Once you’ve done that, you’ll see exactly what your FHA borrowing cap is for 2025. Don’t guess — the limit changes every year and varies widely even within the same state.

What If the Home Price Is Over the Limit?

This is a common situation, especially in places like the Bay Area or parts of Southern California.

Here’s what buyers often do:

• Put more money down to lower the total loan amount
• See if the seller is willing to negotiate the price
• Explore non-FHA loans that can handle higher amounts

An experienced FHA Lender can walk you through what your real options are. Sometimes switching loan types makes sense. Other times, you just need to adjust your target price range or loan strategy.

Final Takeaway

If you’re using an FHA loan to buy in California, don’t skip this step. Loan limits are one of those behind-the-scenes details that can shape your entire home search. You don’t want to be halfway through a deal only to realize your loan won’t work for the price.

Take five minutes to look up your 2025 FHA loan limit. Once you know where you stand, it’s easier to plan your budget — and stay focused on homes you can actually finance.

FAQs

What is the FHA loan limit in California?

It depends on the county and the number of units in the home. In 2025, you can borrow between $524,255 and $1,209,750 with an FHA loan in California, depending on where you buy. Cheaper areas have lower limits, and expensive places like Los Angeles and San Francisco have higher ones.

Can you get an FHA loan on a HUD home?

Yes, you can. As long as the home meets FHA standards and you qualify as a buyer, FHA loans can be used to purchase HUD properties.

What is the HUD home homeownership limit?

Some HUD programs, like Good Neighbor Next Door, require you to live in the home as your main home for at least 3 years to qualify.

What is the FHA 85% rule?

The FHA 85% rule usually applies to cash-out refinances. It means the new loan can’t be more than 85% of your home’s appraised value. This rule doesn’t apply to home purchases.