Orange County’s $1,209,750 FHA loan limit is the highest in the country — and that makes FHA much more relevant here than in most markets. Buyers who qualify can access FHA financing with 3.5% down on homes priced up to $1.25M, which covers a significant portion of OC’s entry-level and mid-market inventory. I help first-time buyers and lower-down-payment buyers across OC navigate FHA versus conventional, condo approval, and layering CalHFA assistance on top of FHA. I’m Michael DiVita — DRE #01818285 | NMLS #323700, DiVita Home Finance, Tiburon, CA. Call me at (800) 239-1103.
Orange County FHA Loan Limit 2026
Orange County qualifies as a high-cost area. The 2026 FHA loan limit is $1,209,750 for a single-family home — the highest FHA limit in the country. Buyers can access FHA financing with just 3.5% down on homes priced up to approximately $1.25M. That covers Anaheim, Fullerton, Garden Grove, Santa Ana, and much of inland OC’s mid-range market.
FHA Loan Benefits in Orange County
- 3.5% down payment for borrowers with 580+ credit score
- 10% down payment option for borrowers with 500–579 credit
- More flexible debt-to-income requirements than conventional loans
- Gift funds allowed for down payment and closing costs
- Sellers can contribute up to 6% of the purchase price toward closing costs
FHA vs. Conventional in Orange County
At the $1.2M limit with 3.5% down ($42,000), FHA is often more accessible than conventional for buyers with credit scores below 720 or higher debt-to-income ratios. However, FHA requires mortgage insurance for the life of the loan unless refinanced — an important consideration. For buyers with 20% down and strong credit, conventional is typically better. For buyers maximizing buying power with minimal down payment, FHA is often the right tool.
Cities We Serve in Orange County
We originate FHA loans throughout Orange County including Anaheim, Santa Ana, Irvine, Huntington Beach, Newport Beach, Fullerton, Garden Grove, Orange, Costa Mesa, Fountain Valley, Yorba Linda, Mission Viejo, and Lake Forest.
Frequently Asked Questions
Can I use an FHA loan to buy a condo in Orange County?
Yes, but the condo project must be FHA-approved. Many Orange County condo communities are on HUD’s approved list, but many are not — and approvals can expire. DiVita Home Finance verifies current FHA approval status for any specific development before you make an offer. If the project isn’t approved but qualifies, we can also use FHA’s single-unit approval process for individual units in otherwise unapproved buildings.
Does FHA require mortgage insurance in Orange County?
Yes. FHA loans require an upfront mortgage insurance premium (1.75% of the loan amount, typically rolled into the loan balance) and an annual premium paid monthly. For loans with less than 10% down, mortgage insurance remains for the life of the loan — it never cancels automatically. To eliminate it, you must refinance into a conventional loan once you reach 20% equity. For buyers putting 10% or more down, FHA MIP cancels after 11 years.
Can I combine an Orange County FHA loan with CalHFA down payment assistance?
Yes. CalHFA’s MyHome Assistance Program and the Dream For All Shared Appreciation Loan are specifically designed to layer on top of FHA first mortgages. CalHFA assistance can cover 3%–3.5% of your down payment, effectively reducing your out-of-pocket to near zero in some scenarios. Income and purchase price limits apply — Orange County’s CalHFA income limits are higher than most of the state due to the area’s median income. Call us to run your specific eligibility before assuming you don’t qualify.
Orange County FHA Loan Consultation
Free consultation. DiVita Home Finance — 40+ wholesale lenders.
DiVita Home Finance | NMLS #323700 | CA DRE #01818285
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DiVita Home Finance | Tiburon, CA | Licensed since 2007. DRE #01818285 | NMLS #323700.
💬 Text: (310) 849-9124
