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FHA financing, Los Angeles County 2026
Long Beach FHA Loans
A Long Beach FHA loan can go as high as $1,249,125 in 2026, the Los Angeles County limit and far above what most Long Beach homes cost, so loan size is rarely the problem. What decides an FHA purchase here is more local: whether a downtown condo building is approved, which mortgage insurance tier the loan falls in, and what down payment help is actually open this year.
See if FHA fits FHA rates today
The Long Beach FHA Loan Price Range
Long Beach’s citywide typical value was $852,391 at the end of September 2026 (Zillow), and its entry-level areas sit well inside FHA range. At 3.5% down, the county limit supports a price of about $1,294,000, so in practice FHA here is limited by income and property condition, not by the cap.
The credit floor is the same here as everywhere else: a 580 score allows 3.5% down, and scores from 500 to 579 need 10% down. Individual lenders often set their own higher minimums, which is one reason to compare more than one. FHA is for a home you will live in, and the upfront premium of 1.75% of the base loan is normally added to the loan rather than paid in cash.
Today’s Long Beach FHA Loan Rates and Conventional Rates
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 Long Beach scenario, no credit pull.
Long Beach Entry-Level Market Insights
Sources: Redfin ZIP code housing market data (2026); Zillow neighborhood typical values (September 30, 2026); U.S. Census Bureau ACS 2020-2024.
Central Long Beach listings took a median of 72 days to sell in the three months ending June 2026, far longer than the citywide 47 days. For an FHA buyer, that slower pace is useful: there is time for an FHA appraisal, a condo approval check and repair negotiations without losing the house.
Neighborhoods Where FHA Buyers Shop in Long Beach
North Long Beach (90805)
Single-family homes and small multifamily, with a Redfin median of about $730,000 in June 2026. The minimum 3.5% down is about $25,600. This is a common FHA price range for houses.
Central Long Beach (90813)
Older apartments and condos at about $685,000. Many buildings here are decades old, so the FHA appraiser’s condition review matters as much as the price.
Zaferia and Carroll Park
Bungalows and small buildings, with Zillow typical values of about $540,000 and $721,000. A good fit for 3.5% down on a detached house or an owner-occupied duplex.
East Village and Alamitos Beach
Downtown condos at roughly $395,000 to $516,000, where 3.5% down is about $14,000 to $18,000. The building has to be FHA-approved, or the unit approved on its own.
Bluff Heights and Rose Park
Older homes and condos at about $777,000 to $853,000, just above the MIP tier line covered below, so pricing both 3.5% and 5% down is worth the time.
The $726,200 MIP Line Runs Through North Long Beach
FHA charges two kinds of mortgage insurance. The upfront premium, 1.75% of the base loan, is normally rolled into the loan. The annual premium is billed monthly, and its rate depends on loan size. On a 30-year loan with a base amount of $726,200 or less, it is 0.55% at the minimum down payment and 0.50% with 5% or more down. Once the base loan is over $726,200, those become 0.75% and 0.70%.
At 3.5% down, the base loan crosses $726,200 at a purchase price of about $752,500. In Long Beach it sits just above the North Long Beach median, so a $730,000 house stays in the lower tier while a home a little above the median moves into the higher one. The table shows the premium on a $730,000 purchase.
| $730,000 purchase | Base loan | Upfront MIP, 1.75% | Monthly MIP | MIP lasts |
|---|---|---|---|---|
| 3.5% down | $704,450 | $12,328 | $323 (0.55%/yr) | Life of the loan |
| 5% down | $693,500 | $12,136 | $289 (0.50%/yr) | Life of the loan |
| 10% down | $657,000 | $11,498 | $274 (0.50%/yr) | 11 years |
Annual MIP for case numbers endorsed on or after March 20, 2023 (ML 2023-05), unchanged through October 2026. 30-year terms.
How long you pay depends on the down payment. A down payment of 10% or more ends annual MIP after 11 years. With less, it lasts for the life of the loan. The usual exit is a refinance into a conventional loan once equity reaches roughly 20%.
Downtown Condos and FHA Project Approval
FHA will only lend on a condo if the building is FHA-approved or the unit itself gets a single-unit approval. That matters in Long Beach, because many entry-level homes are condos in older downtown and central buildings. Before you write an offer in East Village or Alamitos Beach, give Mike the building name so he can check its status. The city’s inventory of 3,226 soft-story buildings is also a reason to read the association’s insurance and retrofit history before you commit.
FHA or 5% Down Conventional at a 660 Score
With a score near 780, conventional with 5% down usually comes out ahead because private mortgage insurance is cheap and can be removed later. At 660 it is a closer call: FHA pricing changes little with credit score, while conventional rates and PMI both cost more. This compares the two on a $685,000 purchase, about the central Long Beach median, at today’s county pricing.
| $685,000 purchase, 660 credit | Conventional, 5% down | FHA, 3.5% down |
|---|---|---|
| Down payment | $34,250 | $23,975 |
| Loan amount | $650,750 | $672,593 with 1.75% upfront MIP |
| Today’s rate (APR) | 8.125% (8.258%) | 7.250% (7.323%) |
| Principal and interest | $4,832/mo | $4,588/mo |
| Mortgage insurance | $694/mo PMI | $303/mo MIP |
| Before taxes and insurance | $5,526/mo | $4,891/mo |
| Mortgage insurance ends | At 20% equity (can be removed) | Life of the loan with under 10% down |
Central Long Beach (90813) median, three months ending June 2026 (Redfin). Before property tax, insurance and HOA dues.
Long Beach FHA Loan Requirements
- Credit: 580 or higher for 3.5% down; 500 to 579 with 10% down. Lender overlays often sit higher.
- Occupancy: you must live in the home, including one unit of a two- to four-unit building.
- Property condition: appraisers flag health and safety items such as peeling paint in older buildings, missing handrails, worn roofs and exposed wiring. Expect them in pre-1978 bungalows and apartments.
- Condos: project approval or single-unit approval, plus HOA dues counted in your payment.
- Mortgage insurance: 1.75% upfront plus the annual premium shown above.
- Insurance: homeowners coverage, and flood insurance where the parcel is in a mapped flood zone.
One change ahead: for case numbers assigned on or after January 1, 2027, HUD lets lenders use FICO 10T and VantageScore 4.0 alongside Classic FICO, with the same score thresholds.
Down Payment Help for Long Beach Buyers in 2026
- Long Beach First-Time Homebuyer Assistance Program: closed. The city awarded $1.8 million in down payment and closing cost grants to 76 low- and moderate-income households from March 2023 to September 2025. It keeps an interest list for any future round.
- LACDA Home Ownership Program (HOP80 and HOP150): status not confirmed. Amounts and whether Long Beach addresses qualify were not verified for this page. Ask LACDA directly.
- CalHFA MyHome Assistance: listed as current. A deferred junior loan of up to 3.5% of the price when paired with a CalHFA FHA first mortgage. The Zero Interest Program goes with CalPLUS FHA first mortgages, and MyAccess with CalPLUS Access FHA first mortgages.
- CalHFA Dream For All: drawing based. The 2026 application portal closed March 16, 2026.
Programs open and close as funding comes and goes, so confirm status the week you apply.
Duplexes and Fourplexes With 3.5% Down
North and central Long Beach have many small multifamily buildings. FHA will finance two to four units with 3.5% down as long as you live in one of them, and rent from the other units can help you qualify. Los Angeles County’s multi-unit limits leave plenty of room:
| 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.
Buying a building with existing tenants also means following the city’s just-cause rules; the Long Beach DSCR page covers those. Veterans should price a Long Beach VA loan, which has no monthly mortgage insurance. Today’s programs are side by side on the Long Beach mortgage rates page, and our statewide FHA guide covers the basics.
How a Long Beach FHA Loan Closes
- Price FHA and conventional togetherSend a price range, rough score and savings. Mike shows both side by side, with no credit pull to start.
- Full pre-approvalIncome, assets and credit reviewed up front, including any CalHFA program you plan to pair with the loan.
- Check the propertyFor a condo, the building’s FHA status; for an older house, likely condition items before you write the offer.
- Appraisal and underwritingAn FHA appraiser inspects the home while Mike clears conditions with the lender.
- Sign and fundE-signature or a mobile notary, then your Long Beach escrow company records the loan.
FHA in Long Beach: Questions Buyers Ask
What is the Long Beach FHA loan limit for 2026?
$1,249,125 for a one-unit home, the Los Angeles County limit and the national ceiling. A two-unit property can go to $1,599,375 and a fourplex to $2,402,625. At 3.5% down, the one-unit limit supports a purchase price up to about $1,294,000, well above the city’s typical home value.
Can I use FHA for a condo in downtown Long Beach?
Yes, if the building is FHA-approved or the unit qualifies for a single-unit approval. Downtown and central Long Beach have many older condo buildings, and approval status varies from one to the next, so check before you make an offer. If a building does not qualify, conventional financing with 3% to 5% down may still work.
Is the Long Beach first-time buyer grant still available?
No. The city’s First-Time Homebuyer Assistance Program awarded its grants between March 2023 and September 2025 and is closed, with an interest list for future rounds. CalHFA’s MyHome Assistance Program, paired with a CalHFA FHA first mortgage, is listed as current and can cover up to 3.5% of the price.
Will my FHA mortgage insurance be higher on a $760,000 house?
At 3.5% down, yes. The base loan on $760,000 is $733,400, just above the $726,200 threshold, so the annual premium is 0.75% instead of 0.55%. That is about $122 more each month at the start. Putting down roughly 4.5% instead brings the base loan back under the threshold, so it is worth pricing both.
Can I buy a North Long Beach duplex with a Long Beach FHA loan?
Yes. FHA finances two- to four-unit properties with 3.5% down when you live in one unit. The 2026 two-unit limit in Los Angeles County is $1,599,375. The lender can count projected rent from the other unit toward qualifying, subject to its rules, and you take on any existing tenants under state and city rules.
Will an older Long Beach bungalow pass an FHA appraisal?
Often, but condition matters. FHA appraisers look for health and safety issues such as peeling paint, a failing roof, missing handrails or exposed wiring. Older homes in Zaferia, Rose Park and central Long Beach can draw repair items, and repairs are negotiated with the seller and completed before closing. An inspection before you choose FHA helps.
How long does FHA mortgage insurance last?
Put 10% or more down and the annual premium stops after 11 years. With less down, it lasts for the life of the loan, and a common plan is to refinance into a conventional loan once you reach about 20% equity to drop it.
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See Whether FHA Is the Right Long Beach Loan
Send the price range, the property type and a rough credit score. Mike will set FHA against conventional, check which assistance programs might apply, and price the loan with us and, when it helps, with other wholesale lenders. No credit pull to start.
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