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FHA financing, San Bernardino County 2026
San Bernardino FHA Loans
A San Bernardino FHA loan fits this market unusually well. The county’s 2026 FHA limit is $690,000, enough for 3.5% down on a home up to about $715,000, and every neighborhood Zillow tracks in the city has a typical value below that. The questions here are the monthly payment, the mortgage insurance and making an FHA offer stand out against other buyers.
See if FHA fits FHA rates today
The San Bernardino FHA Loan Limit Covers Almost Every Home
The typical San Bernardino home was worth about $493,000 in September 2026, according to Zillow, and Redfin’s August median sale price was about $500,000. Neighborhoods run from about $399,000 around Cal State San Bernardino to about $635,000 in Ridgeline, all under the $690,000 limit. At the median, 3.5% down is about $17,500; at University-area prices it is closer to $14,000.
FHA’s credit rules are the other reason it fits. A score of 580 or higher qualifies for 3.5% down, and 500 to 579 is allowed with 10% down. Lenders often set higher floors of their own, a main reason to have a broker compare them.
FHA and Conventional Pricing for San Bernardino County Today
Priced for San Bernardino 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% 8.209% APR P&I $8,910/mo on $1,200,000
0.322 points See every option
Par pricing for a single-family primary residence in San Bernardino 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 San Bernardino scenario, no credit pull.
San Bernardino Prices and Rents for FHA Shoppers
Sources: Redfin (August 2026); Zillow (September 30, 2026); U.S. Census Bureau ACS 2020-2024.
With average rent near $2,000 and rising, a renter can compare that check with an FHA payment on a $450,000 to $500,000 house. The catch is competition: homes drew about three offers each, so an FHA buyer needs a file that is ready before the offer.
San Bernardino Areas Where FHA Fits Best
University
About $399,000 around Cal State, the lowest typical value Zillow lists in the city and the smallest down payment.
Arrowhead Farms
Typical value about $462,000, with older single-family houses where FHA appraisal repair items can come up.
Cajon and Hudson
About $492,000 and $500,000, right around the city’s typical value.
Kendall, Cimmeron and North Park
From about $534,000 to $563,000 in the north. FHA still fits, though buyers with strong scores should price 5% down conventional too.
Verdemont and Ridgeline
About $624,000 and $635,000, near the top of what 3.5% down reaches. Foothill insurance quotes belong in the payment test early.
Every One-Unit Loan Here Gets the Lower Premium Rate
FHA charges an upfront premium of 1.75% of the base loan, normally financed, and an annual premium paid monthly. On a 30-year loan, base amounts of $726,200 or less pay 0.55% a year at minimum down and 0.50% with 5% or more; above $726,200 the rates are higher. With a one-unit limit of $690,000, every one-unit San Bernardino FHA loan gets the lower rates. How long it lasts matters more: under 10% down, for the life of the loan; 10% or more down, 11 years.
| $500,000 purchase | Base loan | Upfront MIP, 1.75% | Monthly MIP | MIP lasts |
|---|---|---|---|---|
| 3.5% down | $482,500 | $8,444 | $221 (0.55%/yr) | Life of the loan |
| 5% down | $475,000 | $8,313 | $198 (0.50%/yr) | Life of the loan |
| 10% down | $450,000 | $7,875 | $188 (0.50%/yr) | 11 years |
Annual MIP rates for case numbers endorsed on or after March 20, 2023 (ML 2023-05), unchanged through October 2026.
The usual way out is a refinance into a conventional loan at about 20% equity. Values rose from a Census median of $422,300 for 2020-2024 to Zillow’s $493,000, so some who bought with FHA a few years ago may be close.
The Payment on a $462,000 House at a 640 Score
The city’s median household income was $67,415 in 2024 dollars, well below neighboring Riverside’s, and the county indicators report for late 2025 estimated that 51% of buyers could afford an entry-level home at 85% of the $497,000 county median. The monthly payment is the real test. This compares FHA and 5% down conventional near Arrowhead Farms’ typical value at a 640 score.
| $462,000 purchase, 640 credit | Conventional, 5% down | FHA, 3.5% down |
|---|---|---|
| Down payment | $23,100 | $16,170 |
| Loan amount | $438,900 | $453,632 with 1.75% upfront MIP |
| Today’s rate (APR) | 8.125% (8.336%) | 7.250% (7.320%) |
| Principal and interest | $3,259/mo | $3,095/mo |
| Mortgage insurance | $486/mo PMI | $204/mo MIP |
| Before taxes and insurance | $3,745/mo | $3,299/mo |
| Mortgage insurance ends | At 20% equity (can be removed) | Life of the loan with under 10% down |
Property tax, insurance and HOA dues are not included. Both rates are today’s San Bernardino County par prices, shown with APR, and move daily.
At lower scores FHA often beats conventional PMI; in the high 700s with 5% down, conventional may win and its insurance can be removed. Mike prices both on the same file.
What a San Bernardino FHA Loan Requires
- Credit. 580 and up for 3.5% down, 500 to 579 with 10% down. Starting with 2027 case numbers, Classic FICO is joined by FICO 10T and VantageScore 4.0 as allowed scores, and the floors stay put.
- Occupancy. You must live in the home.
- Income. Steady history; overtime and shift pay usually need a track record to count.
- Gift funds. Allowed from family with documentation, helpful for larger households pooling money.
- Property. An FHA appraisal for value and basic condition.
Who Still Offers Down Payment Help
- San Bernardino County: no longer offered. The housing department refers buyers to outside agencies.
- City of San Bernardino: none found for 2026.
- Inland Empire Down Payment Assistance: status unconfirmed. From the Inland Empire Community Foundation and Neighborhood Partnership Housing Services, funded by a $1 million U.S. Bank gift, launched February 2025 with up to $40,000 as a 0% deferred 30-year loan for low- and moderate-income first-time buyers in Riverside and San Bernardino counties. Still listed in October 2026; remaining funds not confirmed.
- CalHFA MyHome Assistance Program: listed as current. Up to 3.5% of the price with a CalHFA FHA first, within income limits; the Zero Interest Program pairs with CalPLUS FHA and MyAccess with CalPLUS Access FHA.
- Dream For All: closed for 2026. The window ran February 24 to March 16.
Funding rounds open and close through the year, so Mike confirms which programs his lenders offer alongside an FHA first.
Repairs the FHA Appraiser Will Flag
On older homes in the central and southern city, appraisers commonly note peeling paint, roofs near the end of their life, broken windows, missing smoke detectors or exposed wiring, and the lender will want them fixed before closing. Ask for repairs while you still have contingencies.
Making a San Bernardino FHA Loan Offer Competitive
Have the loan underwritten, not just pre-qualified, before you write. Know how much cash you can add if the appraisal comes in under an over-list price. Keep the inspection period short and schedule it early. None of that changes FHA’s rules, but it makes your offer easier to accept.
Owner-Occupied Two- to Four-Unit Buildings
FHA allows two to four units with 3.5% down if you live in one, and the county limits rise with each unit. Rent from the other units can help you qualify, subject to the lender’s rules.
| San Bernardino County, 2026 | FHA loan limit | Highest price at 3.5% down |
|---|---|---|
| One unit (house, condo, townhome) | $690,000 | $715,000 |
| Two units | $883,475 | $915,500 |
| Three units | $1,067,875 | $1,106,600 |
| Four units | $1,327,175 | $1,375,300 |
FHA forward mortgage limits for San Bernardino County, 2026. Two- to four-unit figures are estimated from the one-unit limit using the standard unit ratios; confirm the exact figure in HUD’s limit lookup.
Veterans should compare a San Bernardino VA loan, which has no monthly mortgage insurance. Programs are priced on the San Bernardino mortgage rates page, and the statewide FHA guide covers the basics.
Steps to a San Bernardino FHA Purchase
- Price itRange, savings and rough score, with no credit pull.
- Get underwrittenIncome, overtime history and gift funds reviewed first.
- Offer with a planKnow your cushion for a short appraisal.
- Inspect earlySurface FHA repair items while you can negotiate.
- Appraise and closeFHA appraisal, e-signature and local escrow.
San Bernardino FHA Questions
What is the San Bernardino FHA loan limit for 2026?
The one-unit limit for San Bernardino County is $690,000 for case numbers assigned in 2026, supporting a price of about $715,000 at 3.5% down. Typical values in every neighborhood Zillow lists in the city fall below it.
Is FHA mortgage insurance cheaper in San Bernardino?
The rate is the lower one. FHA charges more only on base loans above $726,200, and the county’s one-unit limit is $690,000, so every one-unit loan pays 0.55% at 3.5% down or 0.50% with 5% or more.
Does San Bernardino County offer down payment assistance?
Not anymore. The county refers buyers to outside agencies. The Inland Empire program has offered up to $40,000 as a 0% deferred loan, with 2026 funding unconfirmed, and CalHFA’s MyHome is listed as current.
What credit score do I need for a San Bernardino FHA loan?
FHA allows 3.5% down at 580 or higher and 10% down from 500 to 579. Many lenders set higher minimums, so a file turned down at one may be approved at another.
Can I beat other offers with an FHA loan?
Yes, with a strong file: full underwriting before writing, cash for a possible short appraisal and an early inspection. Homes drew about three offers each in August 2026.
Can my parents help with the down payment?
Yes. FHA allows documented gifts from family for the down payment and closing costs. The lender will want a gift letter and proof of the transfer.
Can I use FHA on a home in a foothill fire zone?
Yes. The loan rules do not change, but coverage can cost more or require a FAIR Plan policy with a difference-in-conditions policy, and the premium counts in your payment.
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