Conventional Loan Limits in California
Conventional loan limits cap how much you can borrow on a loan that Fannie Mae and Freddie Mac can buy. For 2026, the baseline limit for a single-unit home is $832,750, and in the highest-cost California counties it rises to $1,249,125. Anything above your county limit is a jumbo loan.
Key Takeaways
- The 2026 baseline conforming limit is $832,750 for one unit. The high-cost ceiling is $1,249,125.
- Loan amounts between the baseline and your county limit are called high-balance loans. They are still conventional.
- The limit applies to the loan amount, not the purchase price.
- Orange County, Los Angeles, the San Francisco Bay Area and many coastal counties are at the ceiling. Look up your own county.
What are the three loan size tiers?
| Tier | Loan amount (1-unit, 2026) | What it means |
|---|---|---|
| Conforming | Up to $832,750 | Eligible for Fannie Mae and Freddie Mac everywhere in California |
| High-balance | $832,751 up to your county limit (maximum $1,249,125) | Eligible for Fannie Mae and Freddie Mac in higher-cost counties; guidelines and pricing can differ slightly |
| Jumbo | Above your county limit | Privately funded with its own credit, reserve and documentation standards |
How is the limit set for my county?
Each year the Federal Housing Finance Agency sets a national baseline. Counties where home prices are much higher than average get a higher limit, based on local median home values, up to a ceiling of 150% of the baseline. That is how $832,750 becomes $1,249,125.
Counties with moderate prices land somewhere in between, and lower-cost counties stay at the baseline. Multi-unit properties have higher limits, so check the lookup rather than assuming. Use our loan limit lookup to see the exact figure for your county and property type.
Why do California buyers often land in high-balance?
A $1,000,000 home with 10% down means a $900,000 loan. That is above the baseline but within the ceiling, so in a ceiling county it is a high-balance conventional loan, not a jumbo. In much of California, home prices push buyers past $832,750 even with healthy down payments. That is why the high-balance range matters so much here. The conforming vs. high-balance guide explains how pricing and guidelines compare.
- With 20% down ($280,000), the loan is $1,120,000. That is under the ceiling, so it is a high-balance conventional loan.
- With 10% down ($140,000), the loan is $1,260,000. That is $10,875 over the ceiling, so it is a jumbo loan.
A larger down payment kept this buyer in conventional territory.
What happens if my loan is above the limit?
You have three common paths. You can raise your down payment until the loan fits under the limit, choose a jumbo loan, or consider a piggyback structure with a separate second loan. Jumbo loans typically ask for stronger credit, more reserves and a larger down payment. Read jumbo vs. conventional to compare.
Do FHA and VA use the same limits?
No. FHA has its own floor of $541,287 and the same $1,249,125 ceiling for 2026. See FHA loan limits in California. VA has no loan limit with full entitlement. See VA loan limits. For the full conventional picture, return to Conventional Loans and see down payment options.
Does the loan limit change the rate or the rules?
It can. High-balance loans follow Fannie Mae and Freddie Mac guidelines, but lenders often price them a little differently from loans at or below $832,750, and some programs apply extra credit score or down payment conditions. Jumbo loans are different again: because they are not purchased by those agencies, each lender sets its own standards, which is why credit, reserves and documentation tend to be stricter. We explain the typical standards in jumbo loans.
How can I stay under the limit?
- Increase your down payment. Every extra dollar down reduces the loan dollar for dollar. In the example above, $10,875 more down would have kept the loan at the ceiling.
- Use gift funds or seller concessions where allowed. These can reduce what you must bring from your own savings. See gift funds.
- Consider a different price range or county. Because limits are set by county, the same loan amount can be high-balance in one county and jumbo in another.
- Ask about all structures. We compare a single larger loan against combinations, including how mortgage insurance and rates play out.
What about refinancing?
The same limits apply when you refinance. If your balance is within your county limit you may qualify for a conventional rate-and-term or cash-out refinance. Cash-out on a primary residence is generally limited to about 80% loan-to-value. See rate-and-term refinance and cash-out refinance, and the conventional cash-out guide.
At Lendia, we check the limit before you shop
At Lendia, we confirm your county limit and structure your down payment to fit the program that costs you least. Limits change each year, so we verify the current number every time. Contact us or get a rate quote now.
Frequently Asked Questions
Does the limit apply to the price of the home?
No. It applies to the loan amount. A home can cost more than the limit if your down payment brings the loan under it.
Is a high-balance loan a jumbo loan?
No. High-balance loans are conventional loans above the baseline but within your county limit. Jumbo loans are above the county limit.
Which California counties have the highest limit?
Orange County, Los Angeles and the San Francisco Bay Area are at the ceiling, along with many coastal counties. Check the lookup for your county.
Do limits change every year?
Yes. They are updated annually, so always confirm the current year before you make an offer.
Can I get a high-balance loan for a second home or investment property?
Often yes, though down payment and reserve requirements are higher than for a primary home.
Talk to a Licensed Lendia California Loan Officer
At Lendia, we review your situation and show you the programs you qualify for.