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FHA in Glendale, Los Angeles County limits for 2026
Glendale FHA Loans
A Glendale FHA loan can be how first-time buyers get into the south side apartment and condo neighborhoods, where Redfin medians ran about $850,000 to $890,000 in mid-2026. FHA lets you buy there with 3.5% down, and the Los Angeles County limit of $1,249,125 leaves plenty of room. The two things to check first are the condo building and the monthly mortgage insurance.
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Where a Glendale FHA Loan Fits in a City of Renters
Only about 35% of Glendale households own their home, according to the Census Bureau’s 2020-2024 survey, so the pool of potential first-time buyers is large. At entry-level prices of about $759,000 to $888,000, FHA’s 3.5% minimum down works out to about $26,600 to $31,100. A score of 580 or higher qualifies for that minimum, and 500 to 579 needs 10% down.
Because the county limit sits at the national ceiling, a Glendale FHA loan can stretch to a price of about $1,294,000 at 3.5% down for a buyer whose income supports it. That covers much of the city outside the hillside neighborhoods.
Today’s Glendale FHA Rates, With Conventional for Comparison
Priced for Los Angeles County, October 27, 2026
0.187 points See every option 30-year fixed 7.125% 7.192% APR P&I $4,312/mo on $640,000
0.125 points See every option 15-year fixed 6.375% 6.436% APR P&I $5,531/mo on $640,000
$800 lender credit See every option 30-year VA 6.750% 6.794% APR P&I $4,151/mo on $640,000
$506 lender credit See every option 30-year jumbo 8.125% 8.207% APR P&I $10,395/mo on $1,400,000
0.322 points See every option
Par pricing for a single-family primary residence in Los Angeles County: 20% down, 30-year term unless noted, 780+ credit, 30-day lock, escrows included. Payments are principal and interest only; taxes and insurance add to them. Rates change through the day and are not a commitment to lend. Price your own Glendale scenario, no credit pull.
Starter Market Numbers for First-Time Buyers
Sources: Redfin ZIP housing markets (June and July 2026); Zillow Home Value Index and Observed Rent Index (August 31, 2026); U.S. Census Bureau ACS 2020-2024.
The rent-or-buy question is sharp here. Zillow’s average Glendale rent was $2,790 in August 2026, while an FHA payment on an $850,000 condo, with mortgage insurance, taxes, insurance and HOA dues, runs far higher. Buying here is more about stability and equity than a lower monthly cost, and FHA allows documented family gift funds for the down payment.
Neighborhoods Where First-Time FHA Buyers Shop
South Glendale (91205)
Dense apartment and condo blocks south of downtown, many from the 1980s, at a Redfin median near $888,000 in June 2026. Many purchases here are condos, so project approval comes first.
Tropico (91204)
An apartment-heavy area near the Larry Zarian Transportation Center, with a median near $850,000 and Metrolink service nearby.
Downtown and the Americana at Brand
Newer high-rise and mid-rise buildings around the Americana at Brand and the Galleria. Newer projects are not always FHA-approved, and HOA dues can be high, which counts against your debt-to-income ratio.
Verdugo Viejo
A north side condo and townhome pocket with a Zillow typical value near $759,000, one of the lowest price points in the city.
Montrose and East Glendale
Montrose, in the Crescenta Valley, posted a median near $897,000 in August 2026 on only 12 sales, and some single-family homes there fit an FHA budget. East Glendale (91206) mixes bungalows and apartments at a higher median.
Start a Glendale FHA Loan With the Building, Not the Unit
An FHA loan on a condo needs either an FHA-approved project or a single-unit approval for the specific unit. That matters in Glendale because much of the starter inventory is condos: the 1980s buildings that replaced older houses in south Glendale, and the newer buildings downtown. Before you write an offer, send Mike the building name and address so he can check its status. A building that is not approved does not always rule FHA out, but it changes the timeline, and some buyers end up comparing a conventional loan instead.
The FHA appraiser also looks at health and safety items, such as peeling paint in older buildings, damaged stairs or railings, or a failing roof. Condo dues count in your debt-to-income ratio, so ask for the HOA budget and any planned special assessments early.
Mortgage Insurance at a South Glendale Price
Every FHA purchase carries an upfront premium of 1.75% of the base loan, usually financed, plus an annual premium paid monthly. On a 30-year loan, base amounts up to $726,200 pay 0.55% a year at the minimum down payment and 0.50% with 5% or more down. Above $726,200 the rates are 0.75% and 0.70%. At 3.5% down that threshold falls at a price of about $752,500, so most south Glendale purchases land on the higher tier. The table runs an $850,000 purchase, close to the 91204 median.
| $850,000 purchase | Base loan | Upfront MIP, 1.75% | Monthly MIP | MIP lasts |
|---|---|---|---|---|
| 3.5% down | $820,250 | $14,354 | $513 (0.75%/yr) | Life of the loan |
| 5% down | $807,500 | $14,131 | $471 (0.70%/yr) | Life of the loan |
| 10% down | $765,000 | $13,388 | $446 (0.70%/yr) | 11 years |
Annual MIP for case numbers endorsed on or after March 20, 2023 (ML 2023-05), unchanged through October 2026.
The duration is the other half of the cost. With 10% or more down, annual MIP ends after 11 years. With less, it lasts for the life of the loan, and the usual exit is a refinance into conventional financing once you reach about 20% equity.
FHA or 5% Down Conventional at a 680 Score
With a high score, conventional with 5% down often comes out ahead because private mortgage insurance is inexpensive and can be removed. At a 680 score the balance tips, because FHA pricing changes little with score while conventional rates and PMI both rise. Here is the same $850,000 purchase at 680 with today’s Los Angeles County rates.
| $850,000 purchase, 680 credit | Conventional, 5% down | FHA, 3.5% down |
|---|---|---|
| Down payment | $42,500 | $29,750 |
| Loan amount | $807,500 | $834,604 with 1.75% upfront MIP |
| Today’s rate (APR) | 8.125% (8.200%) | 7.250% (7.319%) |
| Principal and interest | $5,996/mo | $5,693/mo |
| Mortgage insurance | $646/mo PMI | $513/mo MIP |
| Before taxes and insurance | $6,642/mo | $6,206/mo |
| Mortgage insurance ends | At 20% equity (can be removed) | Life of the loan with under 10% down |
Before property tax, insurance and HOA dues. Rates are today’s county par prices with APR and change daily.
Two to Four Units With 3.5% Down
FHA finances a duplex, triplex or fourplex with the same 3.5% minimum if you live in one unit, and the limits rise with each door. Glendale has a lot of small multifamily housing, especially in northwest Glendale and the south side. Glendale has no percentage rent cap of its own, but if you buy a triplex or fourplex with a certificate of occupancy issued before February 1, 1995, the city’s Rental Rights Program can apply to the tenants you inherit: a raise above 7% in 12 months can trigger a relocation payment if the tenant moves. Duplexes and single-family homes fall outside that rule. The Glendale DSCR page explains it in detail.
| Los Angeles County, 2026 | FHA loan limit | Highest price at 3.5% down |
|---|---|---|
| One unit (house, condo, townhome) | $1,249,125 | $1,294,400 |
| Two units | $1,599,375 | $1,657,300 |
| Three units | $1,933,200 | $2,003,300 |
| Four units | $2,402,625 | $2,489,700 |
FHA forward mortgage limits for Los Angeles County, 2026.
Glendale FHA Loan Requirements
- Credit: 580 or higher for 3.5% down; 500 to 579 with 10% down. Lenders may set higher minimums.
- Occupancy: you must live in the home as your primary residence.
- Down payment source: savings, or a documented gift from family; CalHFA assistance can also count.
- Debt-to-income: the full payment, including MIP, property tax, insurance and HOA dues, is measured against your income.
- Property: an FHA appraisal that meets health and safety standards, and an approved condo project or unit.
How a Glendale FHA Purchase Gets to Closing
- Share the buildingSend the condo name or address so Mike can check FHA approval before you offer.
- Price FHA and conventionalCompare both, with MIP and PMI, on our programs and other wholesale lenders’.
- Pre-approvalIncome, assets and any gift letter are reviewed up front.
- FHA appraisalA Los Angeles County appraiser checks value and the property standards.
- CloseEscrow and title are local; documents are signed electronically or with a mobile notary.
Down Payment Help for Glendale Addresses
No city-run Glendale down payment program turned up in our research. The Los Angeles County Development Authority runs a Home Ownership Program for first-time buyers (HOP80 and HOP150), but we could not confirm its 2026 funding or whether Glendale addresses qualify, so check with LACDA directly. The statewide options are clearer:
- CalHFA MyHome Assistance: a deferred junior loan of up to 3.5% of the price with a CalHFA FHA first mortgage, for first-time buyers within income limits. Listed as current.
- Zero Interest Program and MyAccess: ZIP is closing cost help paired with CalPLUS FHA loans; MyAccess is down payment or closing cost help paired with CalPLUS Access FHA loans. Both listed as current.
- Dream For All: a shared appreciation loan of up to 20% of the price, capped at $150,000, chosen by drawing. The 2026 portal closed March 16, 2026.
Program funding changes during the year, so confirm status the week you apply. One more change ahead: for case numbers assigned on or after January 1, 2027, lenders may use FICO 10T or VantageScore 4.0 alongside Classic FICO, with the same thresholds. Veterans should also price a Glendale VA loan, which has no monthly mortgage insurance, and the statewide FHA guide covers the program rules.
FHA Questions From Glendale Buyers
What is the Glendale FHA loan limit for 2026?
$1,249,125 for a one-unit home, the Los Angeles County limit and the national FHA ceiling. Two units go to $1,599,375, three to $1,933,200 and four to $2,402,625. The limit applies to the base loan before the upfront premium is added, for case numbers assigned during 2026.
Can I use a Glendale FHA loan on a downtown condo?
Yes, if the building is FHA-approved or the unit gets a single-unit approval. Many south Glendale and downtown buildings are condos, so this is the first thing to check. Send the building name before you make an offer. If FHA approval is not available, a conventional loan with 3% to 5% down may still work (3% only when the loan stays at or under $832,750), depending on the lender’s own review.
How much is FHA mortgage insurance on an $850,000 Glendale condo?
With 3.5% down the base loan is $820,250, above the $726,200 line, so the annual premium is 0.75%, about $513 a month at the start. The upfront premium is 1.75%, about $14,354, normally added to the loan. With under 10% down the annual premium lasts for the life of the loan unless you refinance.
Does Glendale have its own down payment assistance program?
We did not find a city-run program in 2026. LA County’s LACDA Home Ownership Program exists, but its current funding and eligibility for Glendale addresses were not confirmed, so ask LACDA. CalHFA’s MyHome Assistance, which pairs with a CalHFA FHA loan, is listed as a current statewide option.
What score do I need for a Glendale FHA loan?
FHA allows 3.5% down at 580 and above, and 10% down from 500 to 579. Lenders often add their own higher minimums, which is a good reason to compare more than one. From January 1, 2027, lenders may also use FICO 10T or VantageScore 4.0, and the score thresholds stay the same.
Can family help with the down payment on a Glendale FHA loan?
Yes. FHA accepts documented gift funds from family for the down payment and closing costs. The lender will want a signed gift letter and a record of the transfer, so move the money early and keep the statements.
Can I buy a Glendale duplex with an FHA loan and rent the other unit?
Yes, if you live in one unit. The 2026 two-unit FHA limit in Los Angeles County is $1,599,375, and projected rent from the other unit can help you qualify. Duplexes are exempt from Glendale’s 7% relocation payment rule, which applies to pre-1995 buildings of three or more units.
Should I refinance out of FHA later?
It is a common plan. With under 10% down, FHA mortgage insurance lasts for the life of the loan, so once you reach about 20% equity a conventional refinance can remove it. Whether it saves money depends on the rate at the time.
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See Whether a Glendale FHA Loan Is Your Best Option
Send the price range, the building if it is a condo, your rough score and what you have saved. Mike will compare FHA with conventional and any program you may qualify for, with us and, when it helps, with other wholesale lenders. No credit pull to start.
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