FHA Loans in Santa Clarita, CA: 2026 Los Angeles County Limits, CalHFA Help and City CFD Taxes

By iQRATE Mortgages · Mortgage broker: David Ghazaryan, NMLS 1486726 · Company NMLS 1862492 · Updated November 10, 2026

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 Los Angeles County, which includes Santa Clarita, is $1,249,125 for a one-unit home (HUD FHA limits file; HUD Mortgagee Letter 2025-23). That figure is the national FHA ceiling. The same $1,249,125 figure is the county's high-balance conforming cap (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%. The City of Santa Clarita is not currently operating a first-time homebuyer program. Eligible buyers often look instead at CalHFA FHA and MyHome, and, only for homes in unincorporated areas or participating cities, at the Los Angeles County Development Authority's Home Ownership Program. 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.

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Santa Clarita FHA loans at a glance

What is an FHA loan, and why do Santa Clarita 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.

Santa Clarita buyers often look at FHA for three practical reasons. First, 96.5 percent financing can leave more cash for closing costs, reserves and the higher monthly taxes that come with a Los Angeles County purchase. Second, a 580 credit score can still be eligible for that band, under HUD Mortgagee Letter 2026-11 and the FDIC summary of HUD's 203(b) program. Third, once the loan rises above $832,750, a high-balance conventional loan is capped at 95% financing in the Fannie Mae Eligibility Matrix, while FHA can still finance 96.5 percent up to $1,249,125.

The typical Santa Clarita home, though, sits under that high-balance line. The Census Bureau's median owner-occupied value is $784,700. At 96.5 percent, that loan is $757,236, which is under both the $832,750 baseline conforming limit and the $1,249,125 FHA ceiling. In that range, FHA and standard conforming conventional are both on the table, and the better fit comes from credit, cash, mortgage insurance and the tax bill, not from the cap itself.

If you want that comparison on your numbers, apply now or contact us.

What is the 2026 FHA loan limit in Los Angeles County?

HUD sets FHA limits by county each year. For 2026, Los Angeles County is at the national ceiling: $1,249,125 for one unit, $1,599,375 for two units, $1,933,200 for three units, and $2,402,625 for four units. The county is in the Los Angeles-Long Beach-Anaheim metro area. FHFA uses the same one-to-four-unit figures for the 2026 conforming limits, with high-balance rules above the $832,750 national baseline.

The Census Bureau's QuickFacts for Santa Clarita city, California, put the median value of owner-occupied homes at $784,700 for 2020 to 2024. Owner-occupied units were 71.8 percent of occupied housing. Median selected monthly owner costs with a mortgage were $3,309. Median gross rent was $2,544. Median household income was $123,062 in 2024 dollars, and 39.8 percent of adults 25 and older had a bachelor's degree or higher. The July 1, 2025 population estimate is 228,430, compared with 228,673 in the 2020 Census, on 70.75 square miles of land. See Census QuickFacts for Santa Clarita.

At the FHA ceiling, a one-unit price of about $1,294,430 at 96.5 percent financing produces a $1,249,125 loan, right at the cap. A $900,000 purchase at 96.5 percent produces an $868,500 loan. That loan is still a standard FHA loan. As a conventional loan it would be high-balance and capped at 95% financing, or $855,000 on that same price. FHA would finance $13,500 more of the price in that example. Use the checker later on this page to test a price and unit count. The tool does simple math only. It does not approve a loan or quote a payment.

Who qualifies for an FHA loan in Santa Clarita?

HUD's baseline is fairly plain, and then lenders add overlays. Here is the starting list we use on a Santa Clarita file:

• Credit score. 580 or higher can be eligible for 96.5 percent financing. 500 to 579 can be eligible for 90 percent. Many wholesale lenders set a higher floor than 580. We tell you the overlay before you write an offer.
• Cash toward the price. At 96.5 percent, the remaining 3.5 percent must come from eligible funds. Gifts and some second mortgages can be allowed. CalHFA MyHome, when you qualify, can cover up to that 3.5 percent on a CalHFA government first loan.
• Income and debts. FHA can be more flexible than conventional guidelines on debt-to-income ratios, but the file still has to make sense to the lender. Overtime, self-employment and bank-statement income are reviewed, not assumed. HOA dues and any Mello-Roos special tax are part of that ratio.
• Occupancy. The home has to be your primary residence. FHA is not a tool for a pure second home or a non-owner investment property.
• The property. One to four units, in livable condition, with an FHA appraisal. Condos must be on HUD's approved list or follow a condo-approval path. See HUD's FHA-approved condominiums lookup.

Citizenship and lawful residency rules also apply, as they do on other HUD-insured loans. We confirm those items with the lender, not with a guess on a web page.

What credit score do Santa Clarita lenders actually use?

HUD's 580 and 500 bands are the floor, not a promise from every lender. In my work, the overlay is often the first thing that changes the path. A 600 score can still be an FHA file, and a 640 score can still be a conventional or CalHFA file if the rest of the profile is strong. We price the paths that actually fit.

How does FHA mortgage insurance work, and when does it end?

FHA charges an upfront mortgage insurance premium and an annual premium. The annual premium is collected monthly. Under HUD Mortgagee Letter 2023-05, if your starting loan-to-value on a loan longer than 15 years is 90% or less, the annual premium lasts 11 years. If you start above 90%, it lasts for the mortgage term.

That is different from many conventional loans, where private mortgage insurance can be cancelled after you reach the equity tests in 12 U.S.C. § 4901. One way some owners later end a lifetime FHA premium is to refinance into a conventional loan once the equity, credit and income 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 Los Angeles County?

It depends on your credit, cash and the loan size. Los Angeles County is a high-cost county, so FHA and high-balance conventional share the same $1,249,125 one-unit cap. The useful split is at $832,750.

Here is how those rules look at three Santa Clarita price points. The FHA column uses 96.5 percent financing. The conventional column uses the 95% high-balance cap where that cap applies. These figures are illustrations from the official 2026 limits, not a Loan Estimate and not a payment quote.

On the Census median of $784,700, both FHA and standard conforming conventional can apply, because the $757,236 loan sits under the $832,750 baseline. On a $900,000 purchase, FHA can still finance 96.5 percent, or $868,500, while high-balance conventional is generally capped at 95 percent, or $855,000. That $13,500 difference in the financed amount is often why a buyer stays with FHA in this band, even in a high-cost county.

We put Loan Estimates side by side rather than arguing for one label. If you want that on your file, apply now.

Can you buy a Santa Clarita condo or townhome with an FHA loan?

Yes, if the project is on HUD's approved list or can be approved, and if the unit itself meets FHA standards. Condos and planned-unit developments are common in parts of the valley, and the approval is about the project as well as the unit: budget, insurance, owner-occupancy mix and any special assessments. We look the project up early, because a denied or expired HUD approval can stop an FHA purchase late.

HOA dues count in your debt-to-income ratio. So does any Mello-Roos special tax. Those amounts vary by community, and we use the current tax bill and HOA documents, not a guess from a listing.

What does the FHA appraisal check on a Santa Clarita home?

An FHA appraisal is a value opinion and a minimum-property-standard review. The appraiser looks at livability and safety, not just comparable sales. Peeling paint on pre-1978 homes, missing handrails, roof problems, and unresolved condo assessments can delay a Santa Clarita closing.

If the property is in a Community Facilities District, the special tax does not by itself fail an appraisal, but it does change the monthly housing cost the underwriter counts. We review the tax bill and any CFD disclosure with the contract, not after the appraisal is already ordered.

If tax returns show less income than you actually earn, a bank-statement or alternative-income path may be a better conversation than forcing an FHA file. That is a credit-and-income decision, not a property decision.

What down payment help can Santa Clarita FHA buyers use?

The official picture here is different from cities that run their own first-time buyer loan. The City of Santa Clarita's home purchase programs page states, "We are sorry, but the City is not currently operating a first-time homebuyer program." It refers buyers to CalHFA and to the Los Angeles County Development Authority.

CalHFA FHA and MyHome. The CalHFA FHA Program is an FHA-insured 30-year fixed first mortgage made through a CalHFA-approved lender, not by the agency directly. You must occupy the home as your primary residence, meet CalHFA income limits, and complete required homebuyer education. Non-occupant co-borrowers are not allowed. Property types include approved one-unit residences, condos and PUDs; manufactured housing is permitted, and guest houses or granny units may be eligible. MyHome can add a deferred-payment junior loan of up to the lesser of 3.5% of the purchase price or appraised value on a CalHFA government (FHA) first mortgage, or up to 3% on a CalHFA conventional first mortgage, for first-time buyers who meet the same occupancy, income and education rules. On a $784,700 price, 3.5% is $27,464.50, which can cover the standard 3.5% FHA cash toward the price if you qualify and if the appraised value supports it.

LACDA Home Ownership Program. The Los Angeles County Development Authority Home Ownership Program offers HOP80 and HOP150 second mortgages of up to $100,000, or 20% of the purchase price, whichever is less, at 0% interest with deferred repayment and shared equity. Price caps are $700,000 for HOP80 and $850,000 for HOP150. Buyers must be first-time buyers, occupy the home, complete an eight-hour HUD-approved education seminar, and invest at least 1% of the down payment from their own funds, with total buyer contributions into escrow capped at $150,000 for HOP80 and $200,000 for HOP150. Income limits effective August 24, 2026 include, for a four-person household, $133,250 at 80% AMI and $162,150 at 150% AMI. The official property rule is the key local limit: the home must be in unincorporated Los Angeles County or in a HOP participating city. Santa Clarita is not on LACDA's published participating-city list. The city's own page describes the 0% deferred loan as "Unincorporated County area only." Nearby unincorporated communities may be eligible; confirm the exact address with LACDA at HOP@lacda.org rather than assuming a Santa Clarita mailing address qualifies.

We will not stack a second mortgage that FHA or the first-mortgage lender will not accept. If you want us to check CalHFA or, where the address allows, LACDA on your file, apply now or call (702) 766-3744.

What do Santa Clarita property taxes and Mello-Roos look like on an FHA purchase?

Your monthly housing cost is more than principal, interest and FHA mortgage insurance. In Santa Clarita we also count the general property tax, any voter-approved amounts, any Community Facilities District special tax, HOA dues and homeowners insurance.

California's general levy starts at 1% of assessed value, with additional amounts that vary by tax rate area, as described in the State Board of Equalization property tax law guide. Proposition 13 limits how fast assessed value can rise after you buy, but the assessment resets toward market value at purchase, which is why your new bill can be much higher than the seller's. The 1% figure in the checker is the general levy base for the math, not a promise of the full rate on your parcel.

The City of Santa Clarita publishes its Community Facilities Districts, commonly called Mello-Roos districts. The city's list includes Valencia Town Center CFD No. 2002-1, Vista Canyon CFD No. 2016-1, and Cooper Street Parking Structure CFD No. 2020-1. Special taxes in those districts fund facilities or services and are not a general obligation of the city. Whether a given house pays a CFD tax depends on the parcel, not on the city name in the listing. If a special tax appears on the bill, the underwriter counts it in your debt-to-income ratio. We use the current tax bill and the official disclosure, not a neighborhood average, because amounts are parcel-specific.

What real FHA and other-market files has iQRATE closed?

These are real iQRATE loan files from our own records. We round the numbers and leave out names and addresses. We have not closed an FHA loan in Santa Clarita that we can verify, so we don't claim one.

• 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 Santa Clarita 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.

The second file is the useful local lesson: in a high-cost California county, loan size, not just the list price, decides whether you stay inside conforming or FHA limits. In Los Angeles County that line for one unit is $1,249,125, and high-balance conventional rules start above $832,750. More California files are on our California mortgage broker page and our Los Angeles mortgage broker page. Past results do not guarantee future outcomes.

How does iQRATE work a Santa Clarita FHA file?

1. Start with your credit and cash. Your minimum decision credit score sets your FHA financing band. We check it first, so you know whether you are in the 580-plus band.
2. Check the property type and the tax bill early. For condos, we look up HUD's approved list. For two to four units, we confirm the FHA limit for that unit count. We also look at HOA dues and any Mello-Roos special tax, because those amounts change the debt-to-income ratio.
3. Price FHA across lenders. As a broker we compare wholesale lenders, more than 100 on complex files. 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.
4. Put the options side by side. FHA, high-balance conventional, CalHFA FHA, MyHome and, when the address is eligible, LACDA HOP. You compare Loan Estimates, not sales pitches.
5. Close on time. Our goal for eligible FHA purchases is 17 calendar days from initial disclosures. We work with local escrow and title in Los Angeles County.

Want us to start that review? Apply now, call or text (702) 766-3744, or contact us to schedule a time.

Santa Clarita FHA limit checker

Enter a price, the number of units, the share you plan to finance, optional cash toward the price, a property-tax rate, and any monthly HOA, special tax and insurance. The tool does simple math only. It shows the loan amount and whether it fits Los Angeles County's 2026 FHA limit for that unit count. It also shows the tax, HOA, special tax and insurance total you entered. It does not use interest rates, quote a loan payment or approve a loan. The 1% tax-rate default is California's general levy base for the math, not a full Santa Clarita tax bill. If a one-unit loan is over $832,750 and still at or under $1,249,125, the tool notes that a conventional loan would be high-balance and capped at 95% financing.

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 Santa Clarita 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.”

— 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 Santa Clarita 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 special tax be counted in my debt-to-income ratio?
• If I also want CalHFA MyHome, or LACDA HOP for an eligible unincorporated address, which first-mortgage lenders will accept that second loan?
• What is the plan if the FHA appraisal comes in low or calls for repairs?
• Will you put FHA and high-balance conventional Loan Estimates side by side at the same loan amount?

If you want those answers on your file, apply now or contact us to schedule a call.

Where do these Santa Clarita figures come from?

• FHA limits:HUD FHA forward mortgage limits for Los Angeles 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:City of Santa Clarita home purchase programs, CalHFA FHA, CalHFA MyHome, and LACDA Home Ownership Program.
• Taxes:California Board of Equalization property tax law guide and the City of Santa Clarita Community Facilities Districts page.
• Local housing values:U.S. Census Bureau QuickFacts, Santa Clarita city, California.

Santa Clarita FHA loan FAQs

What is the 2026 FHA loan limit in Santa Clarita?

The 2026 FHA limit for a one-unit home in Los Angeles County, which includes Santa Clarita, is $1,249,125. Two, three and four units are limited to $1,599,375, $1,933,200 and $2,402,625. These figures come from HUD's 2026 forward limits file and Mortgagee Letter 2025-23, and they match the national FHA ceiling.

What credit score do I need for an FHA loan in Santa Clarita?

HUD's baseline is 580 or higher for 96.5 percent financing, and 500 to 579 for 90 percent financing. Individual lenders often set a higher minimum. We tell you the overlay on your file before you make an offer.

Does the typical Santa Clarita home fit under the FHA cap?

Yes. The Census Bureau's median owner-occupied value is $784,700. A 96.5 percent loan on that price is $757,236, well under the $1,249,125 cap and also under the $832,750 conforming baseline. Higher-priced homes can still use FHA up to a one-unit loan of $1,249,125, or about $1,294,430 at 96.5 percent financing.

Can I buy a Santa Clarita condo with an FHA loan?

Yes, if the project is HUD-approved or can be approved, and if the unit meets FHA standards. Check the project on HUD's condominium lookup before you spend money on a full contract.

Is FHA or conventional better in Los Angeles County?

It depends on the loan size, your credit and your cash. Below $832,750, both can be standard options. Between $832,751 and $1,249,125, FHA can still finance 96.5 percent, while high-balance conventional is generally capped at 95%. We price both when both are possible.

How long does FHA mortgage insurance last?

Under HUD Mortgagee Letter 2023-05, if your starting loan-to-value on a loan longer than 15 years is 90% or less, the annual premium lasts 11 years. Above 90%, it lasts for the mortgage term. There is also an upfront premium. One way to end a lifetime premium is to refinance into a conventional loan later, once you qualify.

Does Santa Clarita have down payment help for FHA buyers?

The City is not currently operating a first-time homebuyer program. Eligible buyers can look at CalHFA FHA and MyHome, which can provide a deferred junior loan of up to 3.5% of the price or appraised value on a CalHFA government first mortgage. LACDA's HOP second mortgage of up to $100,000 is limited to unincorporated Los Angeles County and participating cities; Santa Clarita is not on the published participating-city list, so confirm any nearby unincorporated address with LACDA.

What is CalHFA FHA?

CalHFA FHA is an FHA-insured 30-year fixed first mortgage from the California Housing Finance Agency, made through an approved lender. You must meet CalHFA income limits, live in the home as your primary residence, and complete required education. Non-occupant co-borrowers are not allowed. MyHome can add a deferred junior loan of up to 3.5% of the price or appraised value, whichever is less, on a CalHFA government first mortgage.

How do Mello-Roos taxes affect a Santa Clarita FHA loan?

If the property is in a Community Facilities District, the special tax is added to the general 1% property tax base and to any HOA dues. The underwriter counts that total in your monthly housing cost and your debt-to-income ratio. Amounts are parcel-specific. The City publishes districts such as Valencia Town Center CFD No. 2002-1, Vista Canyon CFD No. 2016-1, and Cooper Street Parking Structure CFD No. 2020-1.

Has iQRATE closed FHA loans in Santa Clarita?

We have not closed a Santa Clarita FHA loan that we can verify, so we do not claim one. We have closed FHA and other California 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 Santa Clarita results.

Ready to price a Santa Clarita 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: Los Angeles mortgage broker · California mortgage broker · Anaheim FHA loans · 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 appraised value, the taxing units for the exact address and any exemptions. Nothing here is legal or tax advice.