Question 1

What's the conforming loan limit in Los Angeles County for 2026?

Accepted Answer

The 2026 conforming limit is $1,249,125. FHA and VA loans cap at the same amount here. Loans above that limit are jumbo and carry different rates and terms.

Question 2

Is Los Angeles County an FHA high-cost area?

Accepted Answer

Yes. Los Angeles County is designated an FHA high-cost area. This affects the upfront mortgage insurance premium and may change your monthly payment slightly.

Question 3

Is Los Angeles County a VA high-cost area?

Accepted Answer

Yes. VA loans in Los Angeles County are subject to high-cost-area rules. The funding fee and rate structure reflect this designation.

Question 4

What credit score do I need to qualify for a conventional loan in Glendale?

Accepted Answer

Most conventional lenders require 620 FICO minimum. Stronger scores (740+) qualify for better rates. Some lenders have overlays that push the floor higher.

Question 5

How much down payment do I need to avoid PMI on a conventional loan?

Accepted Answer

You need 20% down to skip PMI entirely. Below 20%, PMI applies and stays until you hit 78% LTV. At 80% LTV or higher equity, you can request cancellation.

Question 6

What does FHA require for a down payment in Glendale?

Accepted Answer

FHA allows 3.5% down with a 580+ FICO score. The upfront mortgage insurance premium is 1.75% of the loan amount. Monthly MIP runs for the life of the loan if you put down less than 10%.

Question 7

Can I get a VA loan with zero down in Glendale?

Accepted Answer

Yes. VA loans require zero down for eligible veterans, active duty, and surviving spouses with a Certificate of Eligibility. The funding fee replaces PMI and is rolled into the loan.

Question 8

What's the VA funding fee on a zero-down loan?

Accepted Answer

The funding fee is 2.15% of the loan amount on a first-time VA use. If you have a VA disability rating of 10% or higher, you're exempt from the fee entirely.

Question 9

How does LAUSD's fiscal situation affect buying in Glendale?

Accepted Answer

LAUSD faces budget pressures and county oversight. This may affect school funding and property values over time. Check current school ratings and district plans before buying in a specific attendance zone.

Question 10

What income do I need to qualify for a conventional loan in Glendale?

Accepted Answer

Income requirements depend on debt-to-income ratio, not a hard floor. Most lenders want your housing payment under 28% of gross income. At $87,760 county median, that's roughly $2,050 monthly for housing.

Question 11

Do I need to sell my current home before buying in Glendale?

Accepted Answer

You can carry both mortgages if you have equity and qualify on both. Most lenders want to see 20% down on the new purchase and manageable total debt.

Question 12

What's the difference between a jumbo loan and a conforming loan?

Accepted Answer

Jumbo loans exceed $1,249,125. They typically require 700+ FICO, 20% down, and 6-12 months reserves. Rates usually run 0.125% to 0.5% higher than conforming.

Question 13

How long does it take to close a mortgage in Glendale?

Accepted Answer

Most conventional loans close in 30 to 45 days. FHA and VA can take 45 to 60 days due to appraisal and inspection timelines. Jumbo loans often take 45 to 60 days as well.

Question 14

Can I lock my interest rate while my home is under inspection?

Accepted Answer

Yes. Most lenders let you lock the rate once you're under contract. The lock period is typically 30, 45, or 60 days. Extending a lock usually costs a small fee.

Question 15

What closing costs should I expect in Glendale?

Accepted Answer

Closing costs typically run 2% to 5% of the loan amount. This includes appraisal, title, underwriting, and escrow fees. Ask your lender for a Loan Estimate within three days of application.

Glendale mortgage questions answered