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Needles sits in San Bernardino County's high-cost FHA area, where the conforming limit is $832,750. A $777,202 purchase with 3.5% down runs $4,200 monthly for principal and interest at 5.375%.
The county's median household income of $82,184 stretches to cover homes in this range with room for taxes and insurance. FHA's lower credit floor and minimal down payment make this market accessible for buyers who'd struggle with conventional financing.
5.375%
Interest Rate
$4,200
Monthly P&I
580
Min FICO
3.5%
Min Down
$750,000
Loan Amount
FHA Loans in Needles
FHA requires a 580 FICO minimum, though lenders often price better at 620+. You can put down as little as 3.5% on a primary residence. At 96.5% LTV like this scenario, mortgage insurance runs for the life of the loan—there's no cancellation date.
The county's median household income of $82,184 supports a $750,000 loan comfortably if your debt-to-income ratio stays under 50%. Most lenders want to see 2 years of employment history and reserves equal to 2–3 months of payments.
Local decision guide
Use this guide to connect fha loans eligibility, lender expectations, and local market factors before comparing payment options in Needles.
Needles sits in San Bernardino County's high-cost FHA area, where the conforming limit is $832,750. A $777,202 purchase with 3.5% down runs $4,200 monthly for principal and interest at 5.375%.
The county's median household income of $82,184 stretches to cover homes in this range with room for taxes and insurance. FHA's lower credit floor and minimal down payment make this market accessible for buyers who'd struggle with conventional financing.
FHA requires a 580 FICO minimum, though lenders often price better at 620+. You can put down as little as 3.5% on a primary residence. At 96.5% LTV like this scenario, mortgage insurance runs for the life of the loan—there's no cancellation date.
California FHA lending splits between retail banks, credit unions, and mortgage brokers. Brokers typically close faster and offer tighter pricing because they shop multiple lenders.
FHA loans in Needles follow HUD's baseline rules: 3.5% down, 580 FICO, lifetime MIP above 90% LTV. Most lenders close in 30–45 days. Appraisals are stricter than conventional—expect the property to meet FHA safety and soundness standards.
FHA makes sense in Needles when you're buying above $690,000—the standard FHA limit. San Bernardino County's high-cost designation bumps that to $690,000, but this $777,202 purchase exceeds even that. FHA is your only government option here.
The tradeoff is lifetime mortgage insurance. At 96.5% LTV, that MIP never cancels unless you refinance into conventional later. Over 30 years, that's real money.
Conventional loans at this price and LTV would require 20% down to skip PMI—that's $155,440 extra cash. With 5% down, conventional PMI runs until you hit 78% LTV, which takes years. FHA's lifetime MIP is the tradeoff for keeping your down payment at 3.5%.
VA loans offer zero down if you're eligible, but they're only for veterans and active duty. If you qualify, VA beats FHA on rate and eliminates the insurance entirely. For civilian buyers in Needles, FHA is the path forward at this price point.
Needles is a small town on the Colorado River, roughly 140 miles east of Las Vegas. The market is tight—inventory moves fast and prices reflect the remote location.
The county's median household income of $82,184 is modest, but FHA's low down payment and credit floor make homeownership possible for local workers.
At 5.375% with 96.5% LTV, principal and interest run $4,200 monthly. Add property taxes, insurance, and mortgage insurance—expect $5,200–$5,600 total. This assumes the scenario from April 14, 2026.
No. Above 90% LTV, MIP runs for the life of the loan. Your only escape is refinancing into conventional once you've built equity. At 10+ years of payments, that's often worth exploring.
No. FHA requires 580 FICO minimum. A 740 FICO gets better pricing and faster approval. Below 620, expect tighter scrutiny and higher rates, but you're still eligible.
3.5% minimum on a primary residence. On a $777,202 purchase, that's $27,202 down. You'll also pay 1.75% upfront mortgage insurance, rolled into the loan amount.
Yes, if your FICO is below 700 or you have less than 10% down. Conventional at 5% down requires PMI and higher rates. FHA's lower credit floor and minimal down payment win here.