Question 1

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

Accepted Answer

The 2026 conforming limit is $1,249,125. Loans above that are jumbo loans with different rates and down-payment rules.

Question 2

How much do I need to put down on a house in Los Angeles?

Accepted Answer

Conventional loans typically require 5% to 20% down. FHA allows 3.5% down with 580+ credit. VA loans offer zero down for eligible veterans.

Question 3

Is Los Angeles County an FHA high-cost area?

Accepted Answer

Yes. Los Angeles is an FHA high-cost area. FHA loan limits match the conforming limit of $1,249,125 for 2026.

Question 4

Is Los Angeles County a VA high-cost area?

Accepted Answer

Yes. VA loans in Los Angeles follow the same $1,249,125 limit as conforming loans in 2026.

Question 5

What credit score do I need to qualify for a mortgage in Los Angeles?

Accepted Answer

Conventional loans typically require 620+. FHA loans accept 580+. VA loans have no official minimum. Higher scores get better rates.

Question 6

Do I need 20% down to avoid PMI on a conventional loan?

Accepted Answer

Yes. At 20% down (80% LTV), you skip PMI entirely. Below 20% down, PMI applies until you reach 78% LTV.

Question 7

How does LAUSD's fiscal situation affect home values in Los Angeles?

Accepted Answer

LAUSD's oversight status concerns many families. School quality drives neighborhood demand. Buyers often prioritize charter schools or private options.

Question 8

What's the difference between FHA and VA loans in Los Angeles?

Accepted Answer

FHA requires a down payment (minimum 3.5%). VA offers zero down for eligible borrowers. Both cap at $1,249,125 in 2026.

Question 9

Can I get a jumbo loan in Los Angeles?

Accepted Answer

Yes. Jumbo loans exceed $1,249,125. They typically require 20%+ down, 700+ credit, and 6-12 months reserves.

Question 10

What income do I need to qualify for a mortgage in Los Angeles?

Accepted Answer

Lenders use debt-to-income ratios, not absolute income floors. Los Angeles County's median is $87,760. Most borrowers qualify at 43% or lower DTI.

Question 11

How long does it take to close a mortgage in Los Angeles?

Accepted Answer

Typical closing takes 30 to 45 days. Rush closings can happen in 21 days. Appraisal delays often extend timelines.

Question 12

Do VA loans require a funding fee in Los Angeles?

Accepted Answer

Yes. First-time VA users pay 2.15% at zero down. Subsequent uses cost 3.3%. Veterans with 10%+ disability rating are exempt.

Question 13

What's the difference between an ARM and a fixed-rate mortgage?

Accepted Answer

Fixed-rate mortgages lock the same rate for 30 years. ARMs start lower but adjust after an initial period. Fixed rates offer predictability.

Los Angeles mortgage questions answered