Because California has both standard and high-cost counties, where you buy changes how much you can borrow with each loan type.
California's conforming loan limit for 2026 is $832,750 in most counties, rising to $1,249,125 in high-cost counties like Los Angeles, Orange, San Francisco, San Mateo, Santa Clara, Alameda, and Marin. FHA limits range from $541,287 to $1,249,125 by county. VA has no county limit for full-entitlement veterans. Property taxes and local fees also vary by county.
What this means
Your county sets the dividing lines between loan types:
- Under the conforming limit, you can use a standard conventional loan.
- Between the limit and the high-cost ceiling, you may use a high-balance loan. See High-Balance (County Limits).
- Above the ceiling, you need a jumbo loan. See Jumbo.
2026 California loan limits overview
| Loan type | Most counties | High-cost counties |
|---|---|---|
| Conforming (1-unit) | $832,750 | up to $1,249,125 |
| FHA (1-unit) | $541,287 (floor) | up to $1,249,125 |
| VA (full entitlement) | No county limit | No county limit |
Multi-unit properties have higher limits. For example, FHA duplex limits in high-cost counties reach about $1,599,375 in 2026.
High-cost counties (examples)
Several California counties qualify as high-cost, with conforming and FHA ceilings reaching $1,249,125, including: Los Angeles, Orange, San Francisco, San Mateo, Santa Clara, Alameda, Contra Costa, Marin, Santa Cruz, San Benito, and others. Limits can change yearly, so always confirm your specific county.
What else varies by county
- Property taxes. The Prop 13 base is ~1%, but local voter items and Mello-Roos in newer communities push effective rates higher in some areas. See Taxes & Insurance.
- Home prices. Higher-priced counties more often require high-balance or jumbo loans.
- Insurance. Wildfire risk varies by county, affecting insurance availability and cost.
- Down payment assistance. Income limits for programs like CalHFA vary by county.
How to use county information
- 1Find your county's limits. This sets conforming, high-balance, and jumbo thresholds.
- 2Estimate your property taxes. Use the ~1.1%–1.25% range, plus any Mello-Roos.
- 3Check assistance income limits. They differ by county.
- 4Plan insurance early. Especially in higher-risk counties.
- 5Match your loan to your county and price. See Conventional, FHA, and VA.
Requirements (at a glance)
| Item | Why county matters |
|---|---|
| Loan limit | Sets conforming vs high-balance vs jumbo |
| FHA limit | Varies from floor to ceiling by county |
| Property tax | Local items and Mello-Roos vary |
| Assistance | Income limits differ by county |
Benefits of knowing your county's numbers
What it looks like in practice
Examples are for learning only. Confirm your county's current limits and fees.
This page is for education only. It is not a loan offer or a promise of approval, rates, or terms. County limits and fees change yearly; confirm current figures for your county. Qualification depends on your individual circumstances. Equal Housing Opportunity · NMLS #362311 · CA DRE #01871814.
