As the California real estate market continues to evolve, 2025 brings new loan limits for FHA and conventional loans. Understanding these limits is essential for homebuyers planning their finances and exploring their borrowing options.
What Are Loan Limits?
Loan limits are the maximum amounts that lenders can provide under specific loan programs, determined annually based on home price trends. These limits ensure that government-backed loans (like FHA) and conforming loans (conventional loans that meet Fannie Mae and Freddie Mac guidelines) remain aligned with the housing market.
FHA Loan Limits for 2025
The Federal Housing Administration (FHA) sets loan limits based on county-specific median home prices. For 2025, FHA loan limits in California range from:
- Low-Cost Areas (the floor): $524,225
- High-Cost Areas (the ceiling): $1,209,750
FHA loans are popular among first-time buyers and those with smaller down payments, as they allow a minimum down payment of just 3.5% and more flexible credit score requirements.
For multi-unit properties, the FHA limits are even higher, making it an excellent option for those considering duplexes or other multi-family homes.
| County | 1 Unit | 2 Units | 3 units | 4 Units |
|---|---|---|---|---|
| ALAMEDA | $1,209,750 | $1,548,975 | $1,872,225 | $2,326,875 |
| ALPINE | $524,225 | $671,200 | $811,275 | $1,008,300 |
| AMADOR | $524,225 | $671,200 | $811,275 | $1,008,300 |
| BUTTE | $524,225 | $671,200 | $811,275 | $1,008,300 |
| CALAVERAS | $524,225 | $671,200 | $811,275 | $1,008,300 |
| COLUSA | $524,225 | $671,200 | $811,275 | $1,008,300 |
| CONTRA COSTA | $1,209,750 | $1,548,975 | $1,872,225 | $2,326,875 |
| DEL NORTE | $524,225 | $671,200 | $811,275 | $1,008,300 |
| EL DORADO | $763,600 | $977,550 | $1,181,650 | $1,468,500 |
| FRESNO | $524,225 | $671,200 | $811,275 | $1,008,300 |
| GLENN | $524,225 | $671,200 | $811,275 | $1,008,300 |
| HUMBOLDT | $524,225 | $671,200 | $811,275 | $1,008,300 |
| IMPERIAL | $524,225 | $671,200 | $811,275 | $1,008,300 |
| INYO | $524,225 | $671,200 | $811,275 | $1,008,300 |
| KERN | $524,225 | $671,200 | $811,275 | $1,008,300 |
| KINGS | $524,225 | $671,200 | $811,275 | $1,008,300 |
| LAKE | $524,225 | $671,200 | $811,275 | $1,008,300 |
| LASSEN | $524,225 | $671,200 | $811,275 | $1,008,300 |
| LOS ANGELES | $1,209,750 | $1,548,975 | $1,872,225 | $2,326,875 |
| MADERA | $524,225 | $671,200 | $811,275 | $1,008,300 |
| MARIN | $1,209,750 | $1,548,975 | $1,872,225 | $2,326,875 |
| MARIPOSA | $524,225 | $671,200 | $811,275 | $1,008,300 |
| MENDOCINO | $546,250 | $699,300 | $845,300 | $1,050,500 |
| MERCED | $524,225 | $671,200 | $811,275 | $1,008,300 |
| MODOC | $524,225 | $671,200 | $811,275 | $1,008,300 |
| MONO | $776,250 | $993,750 | $1,201,200 | $1,492,800 |
| MONTEREY | $970,600 | $1,242,550 | $1,501,950 | $1,866,600 |
| NAPA | $1,017,750 | $1,302,900 | $1,574,900 | $1,957,250 |
| NEVADA | $644,000 | $824,450 | $996,550 | $1,238,500 |
| ORANGE | $1,209,750 | $1,548,975 | $1,872,225 | $2,326,875 |
| PLACER | $763,600 | $977,550 | $1,181,650 | $1,468,500 |
| PLUMAS | $524,225 | $671,200 | $811,275 | $1,008,300 |
| RIVERSIDE | $672,750 | $861,250 | $1,041,050 | $1,293,750 |
| SACRAMENTO | $763,600 | $977,550 | $1,181,650 | $1,468,500 |
| SAN BENITO | $1,209,750 | $1,548,975 | $1,872,225 | $2,326,875 |
| SAN BERNARDINO | $1,077,550 | $1,379,450 | $1,667,450 | $2,072,250 |
| SAN BERNARDINO | $672,750 | $861,250 | $1,041,050 | $1,293,750 |
| SAN DIEGO | $1,077,550 | $1,379,450 | $1,667,450 | $2,072,250 |
| SAN FRANCISCO | $1,209,750 | $1,548,975 | $1,872,225 | $2,326,875 |
| SAN JOAQUIN | $678,500 | $868,600 | $1,049,950 | $1,304,850 |
| SAN LUIS OBISPO | $967,150 | $1,238,150 | $1,496,600 | $1,859,950 |
| SAN MATEO | $1,209,750 | $1,548,975 | $1,872,225 | $2,326,875 |
| SANTA BARBARA | $913,100 | $1,168,950 | $1,413,000 | $1,756,000 |
| SANTA CLARA | $1,209,750 | $1,548,975 | $1,872,225 | $2,326,875 |
| SANTA CRUZ | $1,209,750 | $1,548,975 | $1,872,225 | $2,326,875 |
| SHASTA | $524,225 | $671,200 | $811,275 | $1,008,300 |
| SIERRA | $524,225 | $671,200 | $811,275 | $1,008,300 |
| SISKIYOU | $524,225 | $671,200 | $811,275 | $1,008,300 |
| SOLANO | $685,400 | $877,450 | $1,060,600 | $1,318,100 |
| SONOMA | $897,000 | $1,148,350 | $1,388,050 | $1,725,050 |
| STANISLAUS | $535,900 | $686,050 | $829,250 | $1,030,600 |
| SUTTER | $524,225 | $671,200 | $811,275 | $1,008,300 |
| TEHAMA | $524,225 | $671,200 | $811,275 | $1,008,300 |
| TRINITY | $524,225 | $671,200 | $811,275 | $1,008,300 |
| TULARE | $524,225 | $671,200 | $811,275 | $1,008,300 |
| TUOLUMNE | $524,225 | $671,200 | $811,275 | $1,008,300 |
| VENTURA | $1,017,750 | $1,302,900 | $1,574,900 | $1,957,250 |
| YOLO | $763,600 | $977,550 | $1,181,650 | $1,468,500 |
| YUBA | $524,225 | $671,200 | $811,275 | $1,008,300 |
Conventional Loan Limits for 2025
Conventional loans are conforming loans that adhere to Fannie Mae and Freddie Mac guidelines. The Federal Housing Finance Agency (FHFA) sets these limits annually. For 2025:
- Baseline Limit: $750,000 (up from $726,200 in 2024)
- High-Cost Area Limit: $1,125,000
Conventional loans are popular for buyers with higher credit scores and the ability to make larger down payments. They don’t require mortgage insurance if you can put at least 20% down.
For jumbo loans (loans exceeding these limits), buyers must meet stricter qualifications, including higher credit scores and larger down payments.
| County | 1 Unit | 2 Units | 3 units | 4 Units |
|---|---|---|---|---|
| ALAMEDA | $1,209,750 | $1,548,975 | $1,872,225 | $2,326,875 |
| ALPINE | $806,500 | $1,032,650 | $1,248,150 | $1,551,250 |
| AMADOR | $806,500 | $1,032,650 | $1,248,150 | $1,551,250 |
| BUTTE | $806,500 | $1,032,650 | $1,248,150 | $1,551,250 |
| CALAVERAS | $806,500 | $1,032,650 | $1,248,150 | $1,551,250 |
| COLUSA | $806,500 | $1,032,650 | $1,248,150 | $1,551,250 |
| CONTRA COSTA | $1,209,750 | $1,548,975 | $1,872,225 | $2,326,875 |
| DEL NORTE | $806,500 | $1,032,650 | $1,248,150 | $1,551,250 |
| EL DORADO | $806,500 | $1,032,650 | $1,248,150 | $1,551,250 |
| FRESNO | $806,500 | $1,032,650 | $1,248,150 | $1,551,250 |
| GLENN | $806,500 | $1,032,650 | $1,248,150 | $1,551,250 |
| HUMBOLDT | $806,500 | $1,032,650 | $1,248,150 | $1,551,250 |
| IMPERIAL | $806,500 | $1,032,650 | $1,248,150 | $1,551,250 |
| INYO | $806,500 | $1,032,650 | $1,248,150 | $1,551,250 |
| KERN | $806,500 | $1,032,650 | $1,248,150 | $1,551,250 |
| KINGS | $806,500 | $1,032,650 | $1,248,150 | $1,551,250 |
| LAKE | $806,500 | $1,032,650 | $1,248,150 | $1,551,250 |
| LASSEN | $806,500 | $1,032,650 | $1,248,150 | $1,551,250 |
| LOS ANGELES | $1,209,750 | $1,548,975 | $1,872,225 | $2,326,875 |
| MADERA | $806,500 | $1,032,650 | $1,248,150 | $1,551,250 |
| MARIN | $1,209,750 | $1,548,975 | $1,872,225 | $2,326,875 |
| MARIPOSA | $806,500 | $1,032,650 | $1,248,150 | $1,551,250 |
| MENDOCINO | $806,500 | $1,032,650 | $1,248,150 | $1,551,250 |
| MERCED | $806,500 | $1,032,650 | $1,248,150 | $1,551,250 |
| MODOC | $806,500 | $1,032,650 | $1,248,150 | $1,551,250 |
| MONO | $806,500 | $1,032,650 | $1,248,150 | $1,551,250 |
| MONTEREY | $970,600 | $1,242,550 | $1,501,950 | $1,866,600 |
| NAPA | $1,017,750 | $1,302,900 | $1,574,900 | $1,957,250 |
| NEVADA | $806,500 | $1,032,650 | $1,248,150 | $1,551,250 |
| ORANGE | $1,209,750 | $1,548,975 | $1,872,225 | $2,326,875 |
| PLACER | $806,500 | $1,032,650 | $1,248,150 | $1,551,250 |
| PLUMAS | $806,500 | $1,032,650 | $1,248,150 | $1,551,250 |
| RIVERSIDE | $806,500 | $1,032,650 | $1,248,150 | $1,551,250 |
| SACRAMENTO | $806,500 | $1,032,650 | $1,248,150 | $1,551,250 |
| SAN BENITO | $1,209,750 | $1,548,975 | $1,872,225 | $2,326,875 |
| SAN BERNARDINO | $1,077,550 | $1,379,450 | $1,667,450 | $2,072,250 |
| SAN BERNARDINO | $806,500 | $1,032,650 | $1,248,150 | $1,551,250 |
| SAN DIEGO | $1,077,550 | $1,379,450 | $1,667,450 | $2,072,250 |
| SAN FRANCISCO | $1,209,750 | $1,548,975 | $1,872,225 | $2,326,875 |
| SAN JOAQUIN | $806,500 | $1,032,650 | $1,248,150 | $1,551,250 |
| SAN LUIS OBISPO | $967,150 | $1,238,150 | $1,496,600 | $1,859,950 |
| SAN MATEO | $1,209,750 | $1,548,975 | $1,872,225 | $2,326,875 |
| SANTA BARBARA | $913,100 | $1,168,950 | $1,413,000 | $1,756,000 |
| SANTA CLARA | $1,209,750 | $1,548,975 | $1,872,225 | $2,326,875 |
| SANTA CRUZ | $1,178,750 | $1,509,050 | $1,824,050 | $2,266,900 |
| SHASTA | $806,500 | $1,032,650 | $1,248,150 | $1,551,250 |
| SIERRA | $806,500 | $1,032,650 | $1,248,150 | $1,551,250 |
| SISKIYOU | $806,500 | $1,032,650 | $1,248,150 | $1,551,250 |
| SOLANO | $806,500 | $1,032,650 | $1,248,150 | $1,551,250 |
| SONOMA | $897,000 | $1,148,350 | $1,388,050 | $1,725,050 |
| STANISLAUS | $806,500 | $1,032,650 | $1,248,150 | $1,551,250 |
| SUTTER | $806,500 | $1,032,650 | $1,248,150 | $1,551,250 |
| TEHAMA | $806,500 | $1,032,650 | $1,248,150 | $1,551,250 |
| TRINITY | $806,500 | $1,032,650 | $1,248,150 | $1,551,250 |
| TULARE | $806,500 | $1,032,650 | $1,248,150 | $1,551,250 |
| TUOLUMNE | $806,500 | $1,032,650 | $1,248,150 | $1,551,250 |
| VENTURA | $1,017,750 | $1,302,900 | $1,574,900 | $1,957,250 |
| YOLO | $806,500 | $1,032,650 | $1,248,150 | $1,551,250 |
| YUBA | $806,500 | $1,032,650 | $1,248,150 | $1,551,250 |
What These Loan Limits Mean for You
- Higher Loan Limits Expand Options: The increased limits for 2025 reflect rising home prices, allowing buyers to access more financing while staying within FHA or conventional loan guidelines.
- Choose the Right Loan Type: FHA loans are ideal for buyers with limited down payment funds or lower credit scores. Conventional loans are better for those with strong credit and the ability to avoid mortgage insurance.
- Multi-Unit Purchases Are Covered: Whether you’re buying a single-family home or a multi-unit property, these loan limits ensure adequate financing options.
Next Steps for California Homebuyers
- Determine Your Budget: Assess your financial situation and the type of loan that best suits your needs.
- Check Your County’s Limits: The loan limits vary by county, so it’s essential to know the limits where you plan to buy.
- Consult a Professional: Work with a mortgage expert or real estate professional to understand your options and navigate the process smoothly.
The 2025 loan limits are designed to help more Californians achieve their dream of homeownership. With both FHA and conventional loan options, there’s a path for everyone—whether you’re buying your first home or upgrading to your forever home.
Looking for expert advice? Let’s connect to find the best loan option for your unique situation!
