Question 1

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

Accepted Answer

The 2026 conforming limit is $1,249,125. This applies to conventional, FHA, and VA loans. Loans above this amount are jumbo.

Question 2

Is Los Angeles County an FHA high-cost area?

Accepted Answer

Yes. Los Angeles County is designated as an FHA high-cost area. This affects FHA loan limits and financing options.

Question 3

Is Los Angeles County a VA high-cost area?

Accepted Answer

Yes. Los Angeles County qualifies as a VA high-cost area. This impacts VA loan terms and borrowing capacity.

Question 4

What credit score do I need for a conventional loan?

Accepted Answer

Most lenders require 640 or higher for conventional loans. Some programs accept 620+, but 660+ opens better rates and terms.

Question 5

How much down payment eliminates PMI on a conventional loan?

Accepted Answer

Yes — 20% down eliminates PMI on a conventional loan. Below 20%, PMI applies until you reach 78% LTV.

Question 6

What does Los Angeles County's median household income tell me?

Accepted Answer

Los Angeles County's median household income is $87,760. This figure matters for income-qualifying programs like USDA loans.

Question 7

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

Accepted Answer

Yes. VA loans allow zero-down financing for eligible veterans and active-duty service members. You'll pay a funding fee instead of PMI.

Question 8

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

Accepted Answer

The VA funding fee is 2.15% of the loan amount on first-time zero-down use. Veterans with 10%+ disability rating are exempt.

Question 9

What down payment does FHA require?

Accepted Answer

FHA requires a minimum 3.5% down payment with a 580+ FICO score. With 10%+ down, mortgage insurance cancels after 11 years.

Question 10

How long does FHA mortgage insurance last?

Accepted Answer

If you put down 10% or more, FHA mortgage insurance cancels after 11 years. Below 10% down, it continues for the full term.

Question 11

What is the FHA upfront mortgage insurance premium?

Accepted Answer

FHA charges 1.75% of the loan amount as an upfront mortgage insurance premium. This is typically rolled into your loan balance.

Question 12

How do LAUSD budget challenges affect my home purchase in Irwindale?

Accepted Answer

LAUSD faces fiscal oversight and potential spending cuts. If you have school-age children, research specific school performance in your decision.

Question 13

Do jumbo loans require a larger down payment than conforming loans?

Accepted Answer

Yes. Jumbo loans typically require 20% down or more. Conventional conforming loans allow 3% to 5% down.

Question 14

What credit score do I need for a jumbo loan?

Accepted Answer

Most jumbo lenders require 700+ FICO and 6 to 12 months of reserves. Conventional loans are more flexible at 640+.

Question 15

Can I use USDA financing in Irwindale?

Accepted Answer

USDA loans are available only in designated rural areas. Irwindale's industrial and urban character likely disqualifies most properties.

Irwindale mortgage questions answered