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Cupertino sits in one of the most expensive housing markets in California. Santa Clara County prices routinely push buyers toward the upper edge of FHA loan limits.
FHA loans cap at a set dollar amount per county. In Santa Clara County, that ceiling matters — a lot. Many Cupertino listings will exceed it entirely.
580 (3.5% down)
Min Credit Score
3.5%
Minimum Down Payment
1.75% of loan
Upfront MIP
Up to 57%
DTI Allowance
Yes — required
Owner-Occupied Only
FHA Loans in Cupertino
FHA requires a minimum 580 credit score for 3.5% down. Drop below 580 and you need 10% down — and most lenders won't go below 580 at all.
Debt-to-income ratio matters here. FHA allows up to 57% DTI in some cases, but lenders get tighter the lower your score. Clean credit files close faster.
Local decision guide
Use this guide to connect fha loans eligibility, lender expectations, and local market factors before comparing payment options in Cupertino.
Cupertino sits in one of the most expensive housing markets in California. Santa Clara County prices routinely push buyers toward the upper edge of FHA loan limits.
FHA loans cap at a set dollar amount per county. In Santa Clara County, that ceiling matters — a lot. Many Cupertino listings will exceed it entirely.
FHA requires a minimum 580 credit score for 3.5% down. Drop below 580 and you need 10% down — and most lenders won't go below 580 at all.
Not all lenders offer FHA in high-cost markets. Some retail banks impose overlays — stricter rules than FHA requires — that block otherwise qualified borrowers.
Working with a broker gives you access to wholesale lenders who compete on price and guidelines. We shop across 200+ lenders to find who's actually approving FHA files in Santa Clara County.
Most Cupertino sellers are fielding multiple offers. An FHA offer can look weaker than a conventional one — sellers worry about appraisal conditions and required repairs.
The fix: get fully underwritten pre-approval, not just pre-qualification. It signals you're serious. A strong earnest deposit helps too. We coach clients through this every time.
Conventional loans start at 3% down for first-time buyers with solid credit. At 620+ credit, conventional often beats FHA on total cost — no upfront mortgage insurance premium.
FHA charges 1.75% upfront MIP plus annual premiums for the life of the loan. Conventional PMI drops off at 20% equity. Run both scenarios before you commit.
Cupertino is Apple's backyard. Many buyers here are tech workers with high income but short credit history — common with H-1B visa holders or recent grads.
FHA accepts non-permanent resident aliens. If you're on a work visa and building your credit profile, FHA can be a real path to ownership in Santa Clara County.
Santa Clara County qualifies for high-cost FHA limits. Check HUD's current table — limits adjust annually and affect what you can borrow in Cupertino.
Only FHA-approved condo projects qualify. Many Cupertino condo complexes are not on the approved list, so check before you make an offer.
Yes. FHA allows non-permanent resident aliens with valid work authorization. Lenders will want to see your visa, employment history, and credit profile.
FHA charges 1.75% upfront at closing plus an annual premium. Unlike conventional PMI, FHA annual MIP stays for the life of the loan on most terms.
Yes — FHA allows seller concessions up to 6% of the purchase price. In a competitive Cupertino market, getting sellers to contribute is tough but possible.
It depends on the property price. If the home falls within Santa Clara County's FHA limit, it can work. Above the limit, you'll need conventional or jumbo financing.