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Beaumont's real estate market is active, with buyers drawn to the area's proximity to Coachella Valley events and Riverside County's growing job base. At 5.875%, a $750,000 FHA loan carries a $4,437 monthly payment for principal and interest alone.
The county's median household income of $89,672 supports purchases in the mid-range here. FHA's 3.5% down minimum keeps closing costs manageable for first-time buyers entering this market.
5.875%
Interest Rate
$4,437
Monthly Payment (P&I)
580
Minimum FICO
3.5%
Down Payment Minimum
$690,000
2026 FHA Limit
FHA Loans in Beaumont
FHA requires a 580 FICO minimum, though 740+ gets the best pricing. Down payment starts at 3.5% of the purchase price, with mortgage insurance running for the life of the loan at this LTV.
Riverside County's median household income of $89,672 supports a $750,000 purchase comfortably. Debt-to-income limits typically max out at 50%, giving qualified borrowers room to carry other obligations alongside the mortgage.
Local decision guide
Use this guide to connect fha loans eligibility, lender expectations, and local market factors before comparing payment options in Beaumont.
Beaumont's real estate market is active, with buyers drawn to the area's proximity to Coachella Valley events and Riverside County's growing job base. At 5.875%, a $750,000 FHA loan carries a $4,437 monthly payment for principal and interest alone.
The county's median household income of $89,672 supports purchases in the mid-range here. FHA's 3.5% down minimum keeps closing costs manageable for first-time buyers entering this market.
FHA requires a 580 FICO minimum, though 740+ gets the best pricing. Down payment starts at 3.5% of the purchase price, with mortgage insurance running for the life of the loan at this LTV.
FHA loans in California are available through banks, credit unions, and mortgage brokers. The program is standardized across lenders, so rates and terms vary mainly by credit profile and down payment rather than lender overlay rules.
Closing timelines typically run 30 to 45 days for FHA. Appraisals must meet HUD property standards, which can add a week or two if repairs are flagged.
FHA makes sense in Beaumont when you have limited savings but solid credit above 620. The 3.5% down and lifetime mortgage insurance trade off against conventional's 5% to 10% down requirement, freeing cash for closing costs and reserves.
Above $690,000, FHA hits the 2026 county limit and conventional becomes the only path. For purchases under that ceiling, FHA's lower down payment often outweighs the insurance cost over a 10-year hold.
Conventional loans typically require 5% to 10% down and skip mortgage insurance at 20% down. FHA's 3.5% minimum means less cash due at closing, but you carry insurance for the life of the loan unless you refinance.
The rate difference between FHA and conventional is usually small—often under 0.25%. The real trade is down payment flexibility versus long-term insurance cost.
Stagecoach Festival in nearby Indio (April 24-26, 2026) draws country music fans and tourism dollars to the region. That kind of cultural draw supports property values and rental demand for investors in Beaumont.
Temecula Valley USD schools earned high honors recognition in 2026, signaling strong education investment across the county. Families buying in Beaumont benefit from that school system quality and the stability it brings to neighborhoods.
Principal and interest run $4,437 per month. Add property taxes, insurance, and mortgage insurance—typically $1,200 to $1,500 more—for your total housing payment. This scenario assumes 740 FICO, 96.5% LTV, 30-day lock as of June 14, 2026.
No. FHA requires just 3.5% down with a 580 FICO. Conventional loans typically need 5% to 10% down, so FHA saves you cash at closing. The tradeoff is mortgage insurance for the life of the loan.
Yes. Once you build equity or rates drop, refinancing to a conventional loan lets you shed the insurance. Many borrowers refinance after 5 to 10 years when equity and credit have improved.
Yes. The $690,000 FHA limit covers most purchases here, and the 3.5% down keeps entry costs low. Riverside County's median income supports these prices, making FHA practical for first-time buyers.
740 FICO gets the best pricing, as shown in this scenario. You can qualify at 580, but rates climb as credit drops. Most lenders price aggressively between 680 and 740.