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 I 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 floor is $524,225 and the ceiling (in high-cost counties like LA, Orange, Ventura, and San Diego) is $1,209,750 for a single-family property. Limits increase for 2-4 unit properties.

Conventional & Government

Government — FHA

FHA 30-Year Fixed

Name: Francisco Williams — Mortgage Broker
Address: 552 E Badillo St, Covina, CA, 91723, US
Telephone: (213) 880-8107
Price range: $$

HUD-insured mortgage with low down payment and flexible credit requirements.

Available throughout Southern California through Francisco Williams, CCIM, NMLS #1858674.

Apply for this program (213) 880-8107

580

Min FICO

97%

Max LTV

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 I 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 floor is $524,225 and the ceiling (in high-cost counties like LA, Orange, Ventura, and San Diego) is $1,209,750 for a single-family property. 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.