2026 limits · 58 counties
California 2026 loan limits for duplexes, triplexes and fourplexes
In California, the 2026 FHA limit for a fourplex runs from $1,041,125 to $2,402,625. 28 of 58 counties sit at the national floor; the highest is 10 counties. The conforming limit, which caps a conventional loan Fannie Mae or Freddie Mac can buy, is $1,601,750 for a fourplex in most of the state and up to $2,402,625 in 17 high-cost counties.
$693,050 to $1,599,375FHA, 2 units
$1,041,125 to $2,402,625FHA, 4 units
30counties above FHA's floor
$2,402,625highest conforming limit, 4 units
Every county in California
The limit caps the base loan, not the price. FHA's upfront premium can be added on top without counting against it. "High-cost" marks a county whose FHA limit is above the national floor.
| County | FHA 2026 | Conforming 2026 | ||||
|---|---|---|---|---|---|---|
| 2 units | 3 units | 4 units | 2 units | 3 units | 4 units | |
| Alameda County high-cost San Francisco-Oakland-Fremont, CA | $1,599,375 | $1,933,200 | $2,402,625 | $1,599,375 | $1,933,200 | $2,402,625 |
| Alpine County high-cost Gardnerville Ranchos, NV-CA | $942,200 | $1,138,900 | $1,415,400 | $1,066,250 | $1,288,800 | $1,601,750 |
| Amador County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Butte County Chico, CA | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Calaveras County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Colusa County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Contra Costa County high-cost San Francisco-Oakland-Fremont, CA | $1,599,375 | $1,933,200 | $2,402,625 | $1,599,375 | $1,933,200 | $2,402,625 |
| Del Norte County Crescent City, CA | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| El Dorado County high-cost Sacramento-Roseville-Folsom, CA | $979,000 | $1,183,400 | $1,470,700 | $1,066,250 | $1,288,800 | $1,601,750 |
| Fresno County Fresno, CA | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Glenn County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Humboldt County Eureka-Arcata, CA | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Imperial County El Centro, CA | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Inyo County Bishop, CA | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Kern County Bakersfield-Delano, CA | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Kings County Hanford-Corcoran, CA | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Lake County Clearlake, CA | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Lassen County Susanville, CA | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Los Angeles County high-cost Los Angeles-Long Beach-Anaheim, CA | $1,599,375 | $1,933,200 | $2,402,625 | $1,599,375 | $1,933,200 | $2,402,625 |
| Madera County Fresno, CA | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Marin County high-cost San Francisco-Oakland-Fremont, CA | $1,599,375 | $1,933,200 | $2,402,625 | $1,599,375 | $1,933,200 | $2,402,625 |
| Mariposa County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Mendocino County high-cost Ukiah, CA | $699,300 | $845,300 | $1,050,500 | $1,066,250 | $1,288,800 | $1,601,750 |
| Merced County Merced, CA | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Modoc County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Mono County high-cost | $993,750 | $1,201,200 | $1,492,800 | $1,066,250 | $1,288,800 | $1,601,750 |
| Monterey County high-cost Salinas, CA | $1,273,450 | $1,539,350 | $1,913,000 | $1,273,450 | $1,539,350 | $1,913,000 |
| Napa County high-cost Napa, CA | $1,302,900 | $1,574,900 | $1,957,250 | $1,302,900 | $1,574,900 | $1,957,250 |
| Nevada County high-cost Truckee-Grass Valley, CA | $831,800 | $1,005,450 | $1,249,550 | $1,066,250 | $1,288,800 | $1,601,750 |
| Orange County high-cost Los Angeles-Long Beach-Anaheim, CA | $1,599,375 | $1,933,200 | $2,402,625 | $1,599,375 | $1,933,200 | $2,402,625 |
| Placer County high-cost Sacramento-Roseville-Folsom, CA | $979,000 | $1,183,400 | $1,470,700 | $1,066,250 | $1,288,800 | $1,601,750 |
| Plumas County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Riverside County high-cost Riverside-San Bernardino-Ontario, CA | $883,300 | $1,067,750 | $1,326,950 | $1,066,250 | $1,288,800 | $1,601,750 |
| Sacramento County high-cost Sacramento-Roseville-Folsom, CA | $979,000 | $1,183,400 | $1,470,700 | $1,066,250 | $1,288,800 | $1,601,750 |
| San Benito County high-cost San Jose-Sunnyvale-Santa Clara, CA | $1,599,375 | $1,933,200 | $2,402,625 | $1,599,375 | $1,933,200 | $2,402,625 |
| San Bernardino County high-cost Riverside-San Bernardino-Ontario, CA | $883,300 | $1,067,750 | $1,326,950 | $1,066,250 | $1,288,800 | $1,601,750 |
| San Diego County high-cost San Diego-Chula Vista-Carlsbad, CA | $1,413,350 | $1,708,400 | $2,123,100 | $1,413,350 | $1,708,400 | $2,123,100 |
| San Francisco County high-cost San Francisco-Oakland-Fremont, CA | $1,599,375 | $1,933,200 | $2,402,625 | $1,599,375 | $1,933,200 | $2,402,625 |
| San Joaquin County high-cost Stockton-Lodi, CA | $868,600 | $1,049,950 | $1,304,850 | $1,066,250 | $1,288,800 | $1,601,750 |
| San Luis Obispo County high-cost San Luis Obispo-Paso Robles, CA | $1,280,850 | $1,548,250 | $1,924,100 | $1,280,850 | $1,548,250 | $1,924,100 |
| San Mateo County high-cost San Francisco-Oakland-Fremont, CA | $1,599,375 | $1,933,200 | $2,402,625 | $1,599,375 | $1,933,200 | $2,402,625 |
| Santa Barbara County high-cost Santa Maria-Santa Barbara, CA | $1,205,750 | $1,457,450 | $1,811,300 | $1,205,750 | $1,457,450 | $1,811,300 |
| Santa Clara County high-cost San Jose-Sunnyvale-Santa Clara, CA | $1,599,375 | $1,933,200 | $2,402,625 | $1,599,375 | $1,933,200 | $2,402,625 |
| Santa Cruz County high-cost Santa Cruz-Watsonville, CA | $1,599,375 | $1,933,200 | $2,402,625 | $1,599,375 | $1,933,200 | $2,402,625 |
| Shasta County Redding, CA | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Sierra County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Siskiyou County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Solano County high-cost Vallejo, CA | $877,450 | $1,060,600 | $1,318,100 | $1,066,250 | $1,288,800 | $1,601,750 |
| Sonoma County high-cost Santa Rosa-Petaluma, CA | $1,148,350 | $1,388,050 | $1,725,050 | $1,148,350 | $1,388,050 | $1,725,050 |
| Stanislaus County high-cost Modesto, CA | $697,800 | $843,500 | $1,048,300 | $1,066,250 | $1,288,800 | $1,601,750 |
| Sutter County Yuba City, CA | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Tehama County Red Bluff, CA | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Trinity County | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Tulare County Visalia, CA | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Tuolumne County Sonora, CA | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
| Ventura County high-cost Oxnard-Thousand Oaks-Ventura, CA | $1,325,000 | $1,601,600 | $1,990,450 | $1,325,000 | $1,601,600 | $1,990,450 |
| Yolo County high-cost Sacramento-Roseville-Folsom, CA | $979,000 | $1,183,400 | $1,470,700 | $1,066,250 | $1,288,800 | $1,601,750 |
| Yuba County Yuba City, CA | $693,050 | $837,700 | $1,041,125 | $1,066,250 | $1,288,800 | $1,601,750 |
How much building fits under the limit
With FHA's minimum 3.5% down, the base loan is 96.5% of the price. So the most you can pay and stay inside the limit is the limit divided by 0.965.
| Where | Duplex | Triplex | Fourplex |
|---|---|---|---|
| 28 counties at the floor | $718,186 | $868,082 | $1,078,886 |
| Alameda County | $1,657,383 | $2,003,316 | $2,489,766 |
Put more than 3.5% down and the ceiling on price rises with it. Price is also only half of it: on a three- or four-unit building, FHA's self-sufficiency test often binds before the loan limit does. The calculator runs both against a county you pick.
VA and conventional in California
Conventional loans use the conforming column. On a 2-4 unit home you live in, Freddie Mac's published maximum is 95% loan-to-value for a mortgage its automated system accepts, but 85% (two units) and 80% (three or four) for a "super conforming" loan above the baseline, and the same 85% and 80% for a manually underwritten one.
A veteran with full VA entitlement has no county limit. If some entitlement is still tied up in another loan, VA ties the guaranty to the one-unit conforming limit even for a fourplex: $832,750 to $1,249,125 in California. The guaranty is 25% of that figure minus the entitlement already used.
Other states: all states and the county lookup.