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Imperial Beach sits at the southern tip of San Diego County. It offers more affordable entry points than most coastal San Diego cities.
FHA loans are built for buyers who need a lower down payment and have less-than-perfect credit. That profile fits a lot of Imperial Beach buyers.
580
Min Credit Score (3.5% down)
3.5%
Minimum Down Payment
1.75% of loan
Upfront MIP
Fixed or ARM
Rate Type
30-45 days
Typical Close Time
FHA Loans in Imperial Beach
You need a 580 credit score for 3.5% down. Drop below 580 and lenders require 10% down — and fewer lenders will touch the file.
Debt-to-income ratio matters too. Most FHA lenders cap it at 43-50%. Your full debt load, not just the mortgage, counts.
Local decision guide
Use this guide to connect fha loans eligibility, lender expectations, and local market factors before comparing payment options in Imperial Beach.
Imperial Beach sits at the southern tip of San Diego County. It offers more affordable entry points than most coastal San Diego cities.
FHA loans are built for buyers who need a lower down payment and have less-than-perfect credit. That profile fits a lot of Imperial Beach buyers.
You need a 580 credit score for 3.5% down. Drop below 580 and lenders require 10% down — and fewer lenders will touch the file.
Retail banks often have overlays — extra requirements beyond FHA minimums. Wholesale lenders we access don't always carry those same restrictions.
Shopping across 200+ wholesale lenders means we find who's pricing FHA competitively right now. Rates vary by borrower profile and market conditions.
MIP is the cost most buyers underestimate. FHA charges upfront mortgage insurance of 1.75% plus an annual premium. That annual premium stays for the life of the loan with less than 10% down.
If you put 10% down, MIP drops off after 11 years. That one detail changes the long-term math significantly for some buyers.
VA loans beat FHA for eligible veterans — no down payment, no MIP, typically lower rates. If you've served, that conversation starts there.
Conventional loans make more sense once your credit hits 740+ and you have 5-20% down. The mortgage insurance is cheaper and eventually cancels.
Imperial Beach is near Naval Air Station North Island and Naval Base Coronado. A significant portion of local buyers qualify for VA — worth checking before defaulting to FHA.
The city's proximity to the border and the bay creates a unique mix of buyers. Many are first-time purchasers, which is exactly who FHA was designed to serve.
San Diego County is a high-cost area, so FHA limits exceed the national baseline. Check current limits before assuming a property qualifies.
Only FHA-approved condo projects qualify. Many Imperial Beach condos aren't on the approved list — verify the project before making an offer.
FHA requires the home to meet minimum property standards. Flood zone designation can complicate insurance requirements and affect approval.
FHA loans typically close in 30-45 days. Appraisal requirements add time if the property has condition issues.
Almost always yes. VA has no down payment requirement and no mortgage insurance. If you're eligible, VA is the stronger program.
Late payments hurt but don't automatically disqualify you. Lenders weigh the pattern, timing, and explanation — recent lates are harder to work around.