The most forgiving path to homeownership.
FHA loans are insured by the Federal Housing Administration and were built to help first-time buyers and credit-recovering borrowers into a home. With just 3.5% down and credit scores accepted from 580, FHA is often the fastest way to stop renting and start building equity.
- First-time buyers
- Buyers rebuilding credit
- Borrowers with limited savings
- Multi-generational households buying 2–4 unit properties
What makes fha loans a smart choice.
As little as 3.5% down with a 580+ FICO — even lower down payment with 500+ scores.
Recent credit hiccups, medical collections, or a lower score won't necessarily disqualify you.
100% of the down payment and closing costs can come from a gift.
FHA loans are assumable — a future buyer may take over your low rate when you sell.
The numbers at a glance.
Guidelines vary by lender and borrower profile — these are typical parameters. We'll run your exact scenario in minutes and give you a straight answer.
Talk to a Loan Officer| Down payment | 3.5% (580+ FICO) |
| Minimum FICO | 500 with 10% down / 580 with 3.5% |
| Loan limit (2026, CA) | Up to $1,209,750 in high-cost counties |
| Mortgage insurance | Upfront 1.75% + monthly MIP |
| Property types | Primary residence 1–4 units |
| Assumable | Yes |
Simple, transparent, on time.
- 1Consult
We learn your goals and review your options.
- 2Pre-Approve
Full underwrite in 24–48 hours.
- 3Shop & Lock
Shop with confidence, lock your rate.
- 4Close & Fund
Close on time — often 21 days or less.
Questions, answered.
What's the catch with FHA?+
FHA requires both an upfront and a monthly mortgage insurance premium. For most buyers with less than 10% down, MIP stays for the life of the loan — but you can refinance out once you have 20% equity.
Can I buy a duplex or 4-plex with FHA?+
Yes — as long as you live in one of the units as your primary residence. It's one of the best ways to house-hack in California.
Do I have to be a first-time buyer?+
No. FHA is often called a first-time buyer program because it's popular with them, but anyone who qualifies can use it.
Can I use down payment assistance?+
Yes. FHA pairs well with California down payment assistance programs like CalHFA MyHome and Dream For All.