Question 1

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

Accepted Answer

The 2026 conforming limit is $1,249,125. Loans above this amount require jumbo financing. Most Whittier buyers stay within the conforming range.

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 for 2026. FHA loans are available up to $1,249,125 with specific pricing adjustments.

Question 3

Is Los Angeles County a VA high-cost area?

Accepted Answer

Yes. Los Angeles County qualifies as a VA high-cost area. VA loans are available up to $1,249,125 with zero down for eligible veterans.

Question 4

What credit score do I need to buy in Whittier?

Accepted Answer

Most lenders require a minimum FICO of 620 for FHA and 680 for conventional. VA loans typically start at 620. Stronger scores (740+) bring better rates.

Question 5

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

Accepted Answer

Conventional loans require a minimum 3% down. At 5% to 10% down, PMI applies. At 20% down or more, PMI disappears.

Question 6

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

Accepted Answer

Yes — 20% down is the threshold to skip PMI. Below 20%, PMI applies. PMI cancels automatically at 78% LTV.

Question 7

What's the minimum down payment for an FHA loan?

Accepted Answer

FHA requires a minimum 3.5% down with a 580+ FICO. The upfront mortgage insurance premium is 1.75% of the loan amount. Annual MIP runs for the loan term if down payment is under 10%.

Question 8

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

Accepted Answer

Yes. VA loans require zero down for eligible veterans and active-duty service members. A funding fee replaces PMI (2.15% at zero down for first-time use).

Question 9

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

Accepted Answer

LAUSD's budget challenges may influence school property values in certain neighborhoods. Whittier buyers should factor school stability into their decision. County oversight continues.

Question 10

What's the VA funding fee and can it be waived?

Accepted Answer

The VA funding fee is 2.15% of the loan amount on first-time zero-down purchases. A 10% or higher VA disability rating qualifies for a complete waiver.

Question 11

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

Accepted Answer

There's no hard income floor, but lenders typically want housing payment under 28% of gross income. At the $87,760 county median, a $400,000 loan works. Debt-to-income ratio matters most.

Question 12

What happens if I put down less than 20% on a conventional loan?

Accepted Answer

PMI applies below 20% down. The exact cost depends on your down payment, credit, and loan amount. PMI is tax-deductible if income is under $109,000 and you bought after 2006.

Question 13

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

Accepted Answer

Most conventional loans close in 30 to 45 days. FHA and VA loans often take 45 to 60 days. Expedited closings are possible with a strong application.

Question 14

Can I use an FHA loan to buy a condo in Whittier?

Accepted Answer

Yes. FHA loans work for single-family homes and condos. The condo project must be FHA-approved. Ask your lender to confirm project eligibility early.

Question 15

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

Accepted Answer

Both cap at $1,249,125 in 2026. VA requires zero down and no PMI. FHA requires 3.5% down minimum and carries mortgage insurance. VA typically offers better rates.

Whittier mortgage questions answered