Question 1

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

Accepted Answer

The 2026 conforming limit is $1,249,125. Loans above that amount are jumbo loans, which typically require 20% down and stronger credit.

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, which affects FHA loan limits and insurance requirements.

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, which may affect funding fees and loan terms.

Question 4

What credit score do I need to buy in La Habra Heights?

Accepted Answer

Conventional loans typically require 620 FICO minimum; FHA accepts 580 FICO with 3.5% down. VA loans have no official floor but most lenders want 620+.

Question 5

How much down payment do I need for a conventional loan?

Accepted Answer

Conventional loans require 3% to 5% down for first-time buyers. You'll pay PMI if you put down less than 20%.

Question 6

Do I need 20% down to avoid PMI?

Accepted Answer

Yes. 20% down (80% LTV) eliminates PMI on conventional loans. Below that, PMI applies until you reach 78% LTV through appreciation or paydown.

Question 7

What does FHA require for a down payment?

Accepted Answer

FHA requires 3.5% down minimum with a 580 FICO score. The upfront mortgage insurance premium is 1.75% of the loan amount.

Question 8

How long does FHA mortgage insurance last?

Accepted Answer

If you put down less than 10%, FHA mortgage insurance runs for the life of the loan. With 10% or more down, it cancels after 11 years.

Question 9

Can I get a VA loan with zero down in La Habra Heights?

Accepted Answer

Yes. VA loans allow zero down for eligible veterans, active duty, and surviving spouses with a Certificate of Eligibility. You pay a funding fee instead of PMI.

Question 10

What is the VA funding fee?

Accepted Answer

The VA funding fee is 2.15% at zero down for first-time use. Subsequent VA loans cost 3.3%. Veterans with a 10%+ disability rating are exempt.

Question 11

What does the county median income tell me about affordability?

Accepted Answer

Los Angeles County's median household income is $87,760. This benchmark helps lenders assess whether your income qualifies for the loan amount you're seeking.

Question 12

How does LAUSD's fiscal situation affect my home purchase?

Accepted Answer

LAUSD's budget pressures may influence property values and school quality in some areas. This is worth researching if schools are important to your decision.

Question 13

Are jumbo loans available in La Habra Heights?

Accepted Answer

Yes. Jumbo loans above $1,249,125 are available but typically require 20% down, 700+ FICO, and six months of reserves. Rates run 0.125% to 0.5% higher than conforming.

Question 14

What is the difference between FHA and conventional at this price point?

Accepted Answer

FHA requires 3.5% down but carries lifetime mortgage insurance if down payment is under 10%. Conventional requires 5% down minimum but PMI cancels at 78% LTV.

Question 15

How do VA and conventional loans compare in La Habra Heights?

Accepted Answer

VA loans offer zero down with no PMI, but you pay a funding fee. Conventional requires 5% to 20% down. VA rates are often competitive with conventional.

Mortgage questions from La Habra Heights buyers