By iQRATE Mortgages · Mortgage broker: David Ghazaryan, NMLS 1486726 · Company NMLS 1862492 · Updated November 10, 2026
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Quick answer
An FHA loan is a mortgage insured by the Federal Housing Administration, part of HUD. That insurance lets approved lenders accept a lower credit score and a smaller cash contribution than many conventional loans. For 2026, the FHA limit in San Bernardino County, which includes the city of San Bernardino, is $690,000 for a one-unit home (HUD FHA limits file; HUD Mortgagee Letter 2025-23). That figure is a high-cost county limit, but it is still below the county's conforming cap. The same county's conforming limit is $832,750 (FHFA 2026 conforming loan limits; FHFA 2026 county list). A credit score of 580 or higher is eligible for maximum financing of 96.5 percent of the price; 500 to 579 is limited to 90%. iQRATE Mortgages (NMLS 1862492) is a mortgage broker licensed in California. We compare FHA lenders for you, because each one adds its own rules on top of HUD's.
Apply now · or call or text (702) 766-3744 · Contact us to schedule a time to talk.
San Bernardino FHA loans at a glance
| Item | What applies in San Bernardino for 2026 | Source |
|---|---|---|
| FHA limit, one unit | $690,000 (San Bernardino County) | HUD |
| FHA limits, two to four units | $883,300 / $1,067,750 / $1,326,950 | HUD |
| Conforming limit, one unit | $832,750 (baseline, not a higher high-cost cap) | FHFA |
| Credit score for maximum financing | 580 or higher: up to 96.5 percent loan-to-value on a purchase | HUD; FDIC program summary |
| Credit score 500 to 579 | Up to 90% loan-to-value | HUD |
| Occupancy | Primary residence, one to four units | FDIC summary of HUD 203(b) |
| Annual mortgage insurance length | 11 years at 90% loan-to-value or less; otherwise the loan term | HUD Mortgagee Letter 2023-05 |
| Median value of owner-occupied homes, San Bernardino | $422,300 (2020 to 2024) | U.S. Census Bureau QuickFacts |
| Median household income, San Bernardino | $67,415 (2020 to 2024, in 2024 dollars) | U.S. Census Bureau QuickFacts |
| County down payment help | The County Community Development and Housing Department no longer offers down payment assistance | San Bernardino County CDH |
| State down payment help | CalHFA MyHome up to 3.5% with a CalHFA FHA first loan, when you qualify | CalHFA |
Program and public-record facts, not a quote. Lenders can add their own requirements.
Apply now if you already have a price range. Or contact us and we will walk through the limit, CalHFA and conventional as a backup.
What is an FHA loan, and why do San Bernardino buyers use it?
An FHA loan is made by an approved lender and insured by the Federal Housing Administration. The insurance is what lets lenders accept lower credit scores and higher loan-to-value ratios than many conventional loans. You still apply with a lender or a broker. HUD does not lend you the money.
San Bernardino buyers often look at FHA for a practical cash reason. At 96.5 percent financing, the cash toward the price is smaller than a typical 20 percent conventional down payment. It can also be smaller than some 5 percent conventional programs after you add mortgage insurance. A 580 credit score can still be eligible for that maximum financing under HUD's published bands. The home still has to be a primary residence, and it has to meet FHA property rules.
The local numbers support that path for many one-unit purchases. The Census Bureau's QuickFacts value for owner-occupied homes in the city is $422,300 for 2020 to 2024. That is about $267,700 below the $690,000 FHA limit. About 50.0% of occupied homes in the city are owner-occupied. The median household income is $67,415 in 2024 dollars. The July 1, 2025 population estimate is 222,044. Those figures describe the market. They do not qualify any one buyer.
| San Bernardino city fact | Official figure | Source |
|---|---|---|
| Population, July 1, 2025 | 222,044 | U.S. Census Bureau QuickFacts |
| Median value of owner-occupied homes, 2020 to 2024 | $422,300 | U.S. Census Bureau QuickFacts |
| Median household income, 2024 dollars | $67,415 | U.S. Census Bureau QuickFacts |
| Owner-occupied rate | 50.0% | U.S. Census Bureau QuickFacts |
| Median selected monthly owner costs with a mortgage, 2020 to 2024 | $2,083 | U.S. Census Bureau QuickFacts |
FHA is not automatically cheaper than conventional. Annual mortgage insurance lasts for the full term when the loan-to-value starts above 90%. Conventional private mortgage insurance can end sooner once you have enough equity. We price both on the same file when the credit and cash could support either one. Most of the FHA files we discuss here use a 30-year fixed rate, not an adjustable-rate mortgage. If you want an FHA ARM, we price it only from a current lender Loan Estimate, not from this page.
What is the 2026 FHA loan limit in San Bernardino County?
HUD sets FHA limits by county, not by city. The city of San Bernardino sits in San Bernardino County. For 2026, HUD's forward limits file lists these 203(b) limits for the county:
| Units | 2026 FHA limit | 2026 conforming limit |
|---|---|---|
| One unit | $690,000 | $832,750 |
| Two units | $883,300 | $1,066,250 |
| Three units | $1,067,750 | $1,288,800 |
| Four units | $1,326,950 | $1,601,750 |
The one-unit FHA figure is above HUD's 2026 national floor of $541,287, so the county is a high-cost FHA area. It is still below the FHA ceiling of $1,249,125 that applies in counties such as Los Angeles. The conforming limit in San Bernardino County is the national baseline of $832,750, not a higher high-cost conforming cap.
That gap matters if the loan would fall between the two caps. A one-unit loan above $690,000 cannot be a standard FHA loan in this county. A loan up to $832,750 can still be conventional conforming. Above $832,750, a conventional loan is jumbo in this county. We put those options side by side when the price is close to the FHA cap. Use the limit checker below with the actual price and the share you would finance.
The limit applies to the base loan amount, not just the contract price. Financed upfront mortgage insurance counts toward the cap. If 96.5 percent of the price plus that premium would go over $690,000, the file may need more cash or a different program.
Who qualifies for an FHA loan in San Bernardino?
HUD's published purchase bands are straightforward. A credit score of 580 or higher can be eligible for maximum financing of 96.5 percent of the lesser of the price or the appraised value. A score from 500 to 579 is limited to 90% loan-to-value. Many lenders add their own overlays above those floors. We tell you the overlay before you write an offer, not after the appraisal is ordered.
The home has to be your primary residence. FHA's 203(b) program covers one- to four-unit properties when you live in one of the units. Investment purchases and most second homes are outside this program. You still have to document income, assets and debts. Self-employed buyers, buyers with gift funds and buyers with recent credit events can still be eligible when the file is complete. The lender, not HUD, makes the underwriting decision on your file.
We confirm occupancy, citizenship or residency status, and the lender's current overlays on every file. Those rules come from HUD and from the lender, and they can change. This page does not replace that file-level review.
What credit score do San Bernardino lenders actually use?
HUD's 580 and 500 bands are the starting point, not the last word. Some FHA lenders want a mid-600 score for the pricing they advertise. Some will work a mid-500s file with more cash and extra conditions. We shop the file to lenders whose overlays match the credit, the condo or the gift funds you actually have.
How does FHA mortgage insurance work, and when does it end?
FHA charges an upfront mortgage insurance premium and an annual premium. The upfront premium is usually financed into the loan. The annual premium is collected monthly. HUD Mortgagee Letter 2023-05 sets the duration. If the starting loan-to-value (LTV) is 90% or less, the annual premium lasts 11 years. Otherwise it lasts for the term of the loan.
| Starting LTV | How long the annual premium lasts | Source |
|---|---|---|
| 90% LTV or less | 11 years | HUD Mortgagee Letter 2023-05 |
| Above 90% LTV | The term of the loan | HUD Mortgagee Letter 2023-05 |
That duration is why a 3.5 percent down FHA loan can cost more over time than a conventional loan with cancellable mortgage insurance. It is also why some buyers later refinance to conventional credit once the equity and the credit support it. That is a later decision, not a requirement of the purchase.
Two short iQRATE explainers on FHA mortgage insurance and FHA appraisals:
Is FHA or conventional the better fit in San Bernardino County?
It depends on your credit, cash and the loan size. The county detail that matters most here is the gap between the two caps. FHA stops at $690,000 on a one-unit home. Conventional conforming credit continues to $832,750. Above that, a conventional loan is jumbo.
| One-unit loan size | Standard FHA in this county? | Conventional path |
|---|---|---|
| Up to $690,000 | Yes, if the file meets FHA rules | Also possible; compare mortgage insurance and cash |
| Above $690,000 and up to $832,750 | No, over the FHA cap | Conforming conventional, including high-balance rules if the lender uses them |
| Above $832,750 | No | Jumbo conventional |
The same gap appears on two-, three- and four-unit properties. The figures below are the official 2026 caps, not a payment quote.
| Units | 2026 FHA limit | 2026 conforming limit | Conforming amount above the FHA cap |
|---|---|---|---|
| One unit | $690,000 | $832,750 | $142,750 |
| Two units | $883,300 | $1,066,250 | $182,950 |
| Three units | $1,067,750 | $1,288,800 | $221,050 |
| Four units | $1,326,950 | $1,601,750 | $274,800 |
Fannie Mae's current Eligibility Matrix caps many high-balance conforming purchases at 95% loan-to-value. That is a conventional rule, not an FHA rule. We still compare it when the loan would sit between the FHA cap and the conforming cap. A credit score, a condo waiver or a gift-fund issue can also tilt the choice even when the loan is under $690,000.
Can you buy a San Bernardino condo or townhome with an FHA loan?
Yes, when the project is on HUD's approved list or can be approved in time for the loan. Search the project on HUD's FHA-approved condominiums tool before you write a condo offer. A townhome that is not a condominium may be treated as a single-family home, which is a different review. HOA questionnaires, budget documents and any special assessment all go to the underwriter.
If the project is not approved, we tell you that before you spend money on an appraisal. Some projects can be submitted for approval. Some cannot be approved in a normal closing window. That is a project fact, not a judgment about the unit.
What does the FHA appraisal check on a San Bernardino home?
The FHA appraiser checks value and minimum property standards. The report looks at health and safety items, soundness and obvious repairs. Peeling paint on pre-1978 homes, missing handrails, roof life, non-functioning heat and exposed wiring are common conditions. The appraiser is not a full home inspector. A separate inspection is still a good idea.
If the appraisal comes in below the price, FHA will not insure a loan above the appraised value at the usual loan-to-value. You can renegotiate, bring more cash or walk away if the contract allows it. If repairs are required, they have to be finished or escrowed under the lender's rules before the loan can close.
What down payment help can San Bernardino FHA buyers use?
Start with the official county fact, because older articles still describe a county first-time buyer loan. The San Bernardino County Community Development and Housing Department states that it no longer offers down payment assistance. The same page directs buyers to other agencies, including CalHFA, rather than to a current county loan. We do not treat a 2014 county announcement as a live program.
The city's Housing Programs page, as fetched for this draft, did not publish a current open first-time buyer amount we can cite. We will not invent a city loan figure. If the city later posts a funded program, we confirm the amount, the income limit and the first-mortgage rules on your file.
CalHFA FHA is a first-mortgage option through a participating lender. CalHFA MyHome can add a deferred junior loan of up to the lesser of 3.5 percent of the price or the appraised value when the first loan is a CalHFA FHA loan. With a CalHFA conventional first loan, MyHome is limited to 3%. MyHome is for first-time buyers who will occupy the home as a primary residence, and it requires homebuyer education. CalHFA is not a direct lender. You apply through a participating loan officer.
| Program | What the official source says now | Source |
|---|---|---|
| San Bernardino County down payment assistance | The County Community Development and Housing Department no longer offers down payment assistance | County CDH |
| City of San Bernardino Housing Programs | The fetched city page did not publish a current first-time buyer amount | City Housing Programs page, as fetched |
| CalHFA MyHome with a CalHFA FHA first loan | Up to the lesser of 3.5% of the purchase price or the appraised value | CalHFA |
| CalHFA MyHome with a CalHFA conventional first loan | Up to 3% | CalHFA |
| MyHome buyer rules | First-time buyer, occupy the home as a primary residence, and complete homebuyer education | CalHFA |
Other agencies on the county directory, such as Neighborhood Partnership Housing Services, may have their own help. Those programs have their own income, area and counseling rules. We only cite a dollar amount after we read the current official page or the program's written guidelines for your city.
What do San Bernardino property taxes and Mello-Roos look like on an FHA purchase?
California's base property tax is 1% of assessed value under Article XIII A of the California Constitution, often called Proposition 13. Voter-approved bonds and local assessments are added on top of that base. Your actual rate depends on the tax rate area for the exact address, not on a single citywide number. The calculator below lets you enter the rate from the tax bill or the prelim, and it does not invent a city rate.
Some newer tracts in the county also carry Mello-Roos or other special taxes. Those payments are part of the housing cost the lender counts. We add them when the prelim, the tax bill or the HOA documents show them. A lower advertised tax rate that omits a special tax is not the payment you will make.
Property tax, HOA dues and insurance all go into the debt-to-income ratio. The Census Bureau's median selected monthly owner cost with a mortgage in the city is $2,083 for 2020 to 2024. That is a citywide median, not your payment. We price the full monthly housing cost before you make an offer.
What real FHA and other-market files has iQRATE closed?
We have not closed a San Bernardino FHA loan that we can verify, so we do not claim one. The files below are real closings in other markets. FHA rules are federal, so the HUD steps are the same steps a San Bernardino FHA buyer follows. They are not local results and not a promise about your loan.
- Spring, Texas (Harris County), 2024, FHA purchase. We first opened this buyer's file in December 2022. We closed the buyer's purchase in April 2024: a primary home of about $335,000 with an FHA loan. FHA rules are federal, so the HUD steps on that file are the same steps a San Bernardino FHA buyer follows.
- Southern California, late 2025, condo purchase. The price was about $1.1 million. That sounds like jumbo territory. It wasn't. The buyer financed 85% of the price, so the loan fit under the county's high-balance conforming limit, and the buyer kept conforming rules. Then the debt ratio improved as the file was reviewed, and we closed about two and a half weeks earlier than expected.
Those two files show how we work a purchase when the program, the cap and the timeline all matter. They remain other-market files. They are not San Bernardino closings.
How does iQRATE work a San Bernardino FHA file?
iQRATE Mortgages is a mortgage broker licensed in California, Texas, Nevada and Florida. David Ghazaryan (NMLS 1486726) works your file with the team. We do not claim a San Bernardino retail branch. We compare FHA and conventional lenders for this county, then we stay with the file through conditions and closing.
A typical first call covers the price range, the property type, credit, income and cash. We also ask whether CalHFA or another second loan is part of the plan. Then we run lender overlays against that picture. If a condo, a gift or a credit event would block one lender, we move the file to a lender that can actually proceed.
You get a written Loan Estimate from the lender we submit to, not a vague quote on this page. FHA lender overlays vary, especially on credit scores, reserves and debt ratios. Some files also need a discussion of origination points versus a higher rate. That is a Loan Estimate comparison, not a rate quote on this page. We do not quote interest rates or monthly loan payments here. This page is general information, not a commitment to lend.
San Bernardino FHA limit checker
Enter a purchase price, the number of units and the share of the price you would finance. The tool compares the loan amount with the 2026 San Bernardino County FHA limits and with the $832,750 conforming cap. It can also turn a tax rate you enter into an annual and monthly tax estimate. It does not use an interest rate and does not quote a loan payment.
What does iQRATE put in writing?
These are our standing written guarantees. Each one has its own page with the full terms; see all iQRATE guarantees.
- Rate Match: lock with us, and within 3 calendar days show a competitor's locked Loan Estimate for identical terms. We match it or pay you $1,000 after you close with them.
- Bare Bones Closing Costs: no processing, admin, doc-prep, lock or broker fees of our own; third-party fees at cost.
- 17-Day Closing Commitment: our goal for eligible conventional, FHA and VA purchases is 17 calendar days from initial disclosures. Most of our loans close in under 30 days.
- $5,000 Seller Guarantee and All Costs Covered: if a purchase backed by our verified approval fails only because of our error, we pay the seller $5,000. We also pay you back up to $1,000 of costs, plus lost earnest money up to $5,000.
- 12-Month Rate Drop and Lifetime Rate Monitoring: if rates fall at least 0.50% within a year, we cover typical lender fees on the refinance through premium pricing (when lenders offer it). And we watch rates for you for life.
What do clients say about iQRATE?
Real 5-star reviews, quoted word for word, with the reviewer's first name and last initial. They describe working with David Ghazaryan and the iQRATE team overall, not a San Bernardino closing and not a promise about your loan.
“David and Andrei and team were very knowledgeable and really helped in the whole process. Even though the economy is going through a rough time they were able to explain every detail and really looked out for our best interest! I would highly recommend their team as they will find a way to get it done!”
— Lydia Z. (Menifee, CA), 5-star review on Yelp, December 2, 2022
“Very efficient and transparent service. They go above and beyond to deliver the loan closure on time even in a very tight time line. Also very resourceful and knowledgeable staff. I'll go to them again next time I need a loan.”
— Rita S. (Los Angeles, CA), 5-star review on Yelp, October 28, 2026
“David is literally the BEST in the business! He is so well connected and HONEST, and will find you the best rate available hands down! Something that is hard to find in this industry! I had a difficult transaction and he went above and beyond to make sure it went through which in the end cost him more than it be worth to anyone else. But he is a man of integrity and keeps his word. After working with another broker who was bait and switch, I am so relieved to find David. Not only is he a wealth of information, he is generous with his time, and patient. If I could give him a million stars, I would!”
— Kris E. (San Clemente, CA), 5-star review on Yelp, May 5, 2025
Our ratings: Google 5.0 from 77 reviews. Yelp 5.0 from 51 reviews. Zillow 5.00 from 9 reviews. Read our Google reviews.
Which questions should you ask any San Bernardino FHA lender?
- Is this condo on HUD's approved list, and if not, what is the approval path?
- What credit-score overlay sits above HUD's 580 and 500 bands?
- How will HOA dues and any Mello-Roos or special tax be counted in my debt-to-income ratio?
- If I also want CalHFA MyHome, which first-mortgage lenders will accept that second loan?
- What is the plan if the FHA appraisal comes in low or calls for repairs?
- If my loan would be over $690,000, will you put FHA alternatives and a conforming conventional Loan Estimate side by side?
If you want those answers in writing on your file, apply now or contact us.
Where do these San Bernardino figures come from?
- FHA limits:HUD FHA forward mortgage limits for San Bernardino County, CA; HUD Mortgagee Letter 2025-23 (2026 floor and ceiling).
- Conforming limits:FHFA 2026 conforming loan limits and the FHFA 2026 county list.
- Credit score bands:HUD Mortgagee Letter 2026-11; FDIC summary of HUD's 203(b) program.
- Mortgage insurance:HUD Mortgagee Letter 2023-05; conventional PMI rules from 12 U.S.C. § 4901.
- High-balance conventional limits:Fannie Mae Eligibility Matrix (95% high-balance cap).
- Condo lookup:HUD FHA-approved condominiums.
- Assistance:San Bernardino County home ownership resources, City of San Bernardino Housing Programs, CalHFA FHA, CalHFA MyHome.
- Property tax:California Constitution, Article XIII A.
- City facts:U.S. Census Bureau QuickFacts for San Bernardino city, California.
- Reviews:iQRATE Mortgages on Zillow and our Google reviews.
San Bernardino FHA loan FAQs
What is the 2026 FHA loan limit in San Bernardino?
The 2026 FHA limit for a one-unit home in San Bernardino County is $690,000. Two-, three- and four-unit limits are $883,300, $1,067,750 and $1,326,950. Those figures come from HUD's 2026 forward limits file.
What credit score do I need for an FHA loan in San Bernardino?
HUD's published purchase bands allow 96.5 percent financing at a 580 credit score or higher. Scores from 500 to 579 are limited to 90% loan-to-value. Lenders can set higher overlays, and we disclose those before you write an offer.
Does the typical San Bernardino home fit under the FHA cap?
Yes, for many one-unit purchases. The Census Bureau's QuickFacts median owner-occupied value in the city is $422,300 for 2020 to 2024. That is well under the $690,000 county FHA limit. Your contract price and the financed premium still have to be checked on the actual file.
Can I buy a San Bernardino condo with an FHA loan?
Yes, if the project is on HUD's approved list or can be approved in time. Check HUD's condominium lookup before you write the offer. A townhome that is not a condominium may follow single-family rules instead.
Is FHA or conventional better in San Bernardino County?
It depends on credit, cash and loan size. FHA stops at $690,000 on a one-unit home. Conventional conforming credit continues to $832,750 in this county. We compare both when either program could fit.
How long does FHA mortgage insurance last?
Under HUD Mortgagee Letter 2023-05, the annual premium lasts 11 years when the starting loan-to-value is 90% or less. Otherwise it lasts for the term of the loan. That is one reason some buyers later refinance to conventional credit.
Does San Bernardino have down payment help for FHA buyers?
The county's Community Development and Housing Department no longer offers down payment assistance. CalHFA MyHome can still help first-time buyers with up to 3.5% on a CalHFA FHA first loan, when they qualify. We confirm any city program only from a current official notice, not from older articles.
What is CalHFA MyHome?
MyHome is a deferred junior loan from the California Housing Finance Agency. With a CalHFA FHA first loan, it can be up to the lesser of 3.5 percent of the price or the appraised value. It is for first-time buyers who will occupy the home, and it requires homebuyer education.
How do property taxes and Mello-Roos affect a San Bernardino FHA loan?
The lender counts property tax, any Mello-Roos or special tax, HOA dues and insurance in your housing cost. California's base tax is 1% of assessed value, plus local add-ons. Enter the rate from the tax bill in the checker; do not rely on a generic city average.
Has iQRATE closed FHA loans in San Bernardino?
We have not closed a San Bernardino FHA loan that we can verify, so we do not claim one. We have closed FHA and other purchase files in other markets, including a 2024 FHA purchase in Spring, Texas, and a late-2025 Southern California condo purchase. Those files are described above and are not local San Bernardino results.
Ready to price a San Bernardino FHA loan?
Call or text David Ghazaryan (NMLS 1486726) at (702) 766-3744. Tell him the price range, whether you are looking at a house, condo or small multi-unit, and how you earn your income. When you are ready, apply now or contact us to schedule a time to talk. More: California mortgage broker · FHA loans · Jumbo loans
About this page. iQRATE Mortgages LLC · NMLS 1862492 · 6360 S Rainbow Blvd Ste 101, Las Vegas, NV 89118 · Licensed in Nevada, California, Texas and Florida. David Ghazaryan, Mortgage Broker, NMLS 1486726. Verify us on NMLS Consumer Access (nmlsconsumeraccess.org). Equal Housing Opportunity.
This page is general information, not an offer to lend and not a commitment to lend. We do not quote rates or payments on this page. Programs, limits and lender rules change, and every loan needs credit, income, asset, property and underwriting approval. Not all borrowers qualify. Past results do not guarantee future outcomes. Tax figures are estimates from public rate tables; your bill depends on the assessed value, the tax rate area for the exact address and any exemptions. Nothing here is legal or tax advice.
