FHA loans in Los Angeles, explained like a friend would.
FHA loans exist for exactly this moment: 3.5% down, flexible credit, and gift funds allowed. Estimate your payment below, then get pre qualified in a few minutes so you can shop with a real number.
What can you afford, and what would it cost each month?
This uses FHA's rules of thumb and this week's average rate. It is a starting point, not a pre approval. The pre qualification below turns it into one.
FHA estimate
30 year fixed, 3.5% downEstimates only. Uses a 45% debt to income limit (43% under 620), 1.75% upfront mortgage insurance financed into the loan, and annual mortgage insurance of 0.55%. Actual approval depends on your full application, county loan limits and program guidelines.
Buy with little or nothing out of pocket for the down payment.
FHA 200 adds a second loan that covers your 3.5% down payment, or 5% so part of your closing costs is covered too. Slide the price and see what it does to your cash to close. See the full down payment assistance page.
Down payment assistance estimator
FHA 200Closing costs are estimated at 3% of the price for illustration. Your Loan Estimate shows the real numbers.
Illustration only, not a Loan Estimate or commitment to lend. FHA 200 is a primary residence purchase program on a 30 year fixed FHA loan with a minimum 600 credit score and homebuyer education. Assistance is a second lien: the forgivable option has no interest or payments and is forgiven after 36 consecutive on time first mortgage payments if you still live in the home; the repayable option carries a rate above the first mortgage with monthly payments. It is due if you sell or refinance before forgiveness. Not available in all states. Subject to program guidelines, funding and approval.
From "can I?" to keys, in order.
Pre qualification
Answer a few questions below. Irving reviews your credit and income and tells you your real price range, usually the same day.
Pre approval letter
You complete the online application and upload pay stubs, W2s and bank statements from your phone. You get a letter agents take seriously.
Shop, offer, close
Once you're in contract we order the appraisal, lock your rate and walk you through every disclosure. Typical timeline is 21 to 30 days.
Credit under 640? Talk to us first.
FHA allows scores down to 580 with 3.5% down. If your score is close, a 30 to 60 day plan can move it. We'll tell you exactly what to do before you spend a dollar on applications.
Gift funds are allowed
Family can gift your entire down payment. We handle the gift letter and the paper trail so it doesn't slow you down.
Down payment assistance
FHA 200 can cover your full down payment, and California and local programs may stack on top. See the estimator.
What it takes to qualify for FHA in California.
The short version is below. The full breakdown, with examples, is in FHA loan requirements in California for 2026.
- Credit: 580 for 3.5% down. 600 with down payment assistance or on 3 to 4 units.
- Down payment: 3.5%, and all of it can be a gift from family.
- Seller help: up to 6% of the price toward your closing costs.
- Home: your primary residence, 1 to 4 units. Condos must be FHA approved.
- Mortgage insurance: 1.75% upfront, financed into the loan, plus a monthly premium.
- Credit events: generally 2 years after a Chapter 7 discharge.
Los Angeles County
Orange County has the same one unit limit. Inland counties are lower. Limits are set by HUD each year by county; confirm the limit for the exact property.
FHA buyers across the South Bay and Los Angeles
Irving grew up in the South Bay. HomeMac lends across California and nationwide.
Four quick steps. No credit pull yet.
This is the conversation starter. Irving reviews it personally and reaches out with your price range and next steps. Nothing is pulled or submitted to a lender until you say so.
- Takes about 3 minutes
- No impact on your credit
- You'll hear from Irving, not a call center
- Se habla español
Other paths to your first home.
Conventional 3% down
For buyers with stronger credit who want to avoid FHA's lifetime mortgage insurance. Insurance drops off at 20% equity.
VA, zero down
Veterans and active duty buy with no down payment and no monthly mortgage insurance. Thank you for your service. Let's use it.
Bank statement loans
Self employed and write everything off? Qualify on 12 or 24 months of deposits instead of tax returns.
What's the difference between pre qualified and pre approved?
Pre qualified means we reviewed your numbers and gave you a range. Pre approved means you completed the full application, we verified your documents and credit, and you have a letter agents trust. Pre qualification is today. Pre approval usually follows within 24 to 48 hours of your application.
How much do I really need saved?
On a $500,000 home with FHA, the minimum down payment is $17,500. Closing costs run roughly 2 to 3%, and sellers can pay up to 6% of them. Between gift funds, seller credits and assistance programs, many buyers close with less than 5% out of pocket.
What is the FHA loan limit in Los Angeles County for 2026?
$1,249,125 for a single family home or condo, and up to $2,402,625 for a fourplex. Orange County has the same one unit limit.
Can I buy a duplex with an FHA loan?
Yes. You can buy 2 to 4 units with 3.5% down as long as you live in one of them, and the rent from the other units can help you qualify.
Does FHA mortgage insurance ever go away?
With less than 10% down it stays for the life of the loan. With 10% or more down it ends after 11 years. Many buyers refinance into a conventional loan at 20% equity to remove it.
Is there down payment assistance for FHA loans?
Yes. FHA 200 adds a second loan for 3.5% or 5% of the price. The forgivable option has no interest or payments and is forgiven after 36 on time payments while you live in the home. You need a 600 credit score and a short homebuyer course.
Will you sell my information?
No. Your pre qualification goes to Irving and nobody else. He reviews it personally and reaches out directly.