An FHA loan lets Palmdale and Lancaster buyers purchase with 3.5% down and a credit score as low as 580. The 2026 FHA loan limit is $1,249,125 in Los Angeles County and $541,287 in Kern County (Rosamond, Tehachapi, California City, Bakersfield), which covers nearly every home in the Antelope Valley. You pay an upfront and a monthly mortgage insurance premium. Beyond Estates lines up FHA-experienced lenders and negotiates seller credits to offset closing costs. Call (661) 441-3706.
FHA basics
- Down payment: 3.5% with a 580+ FICO; 10% with 500 to 579.
- Mortgage insurance: upfront premium (financed into the loan) plus a monthly premium for the life of the loan at 3.5% down. You remove it by refinancing to conventional later once you have 20% equity.
- Debt-to-income: flexible, often up to the mid-50s with strong compensating factors.
- Seller credits: up to 6% of price, which is why FHA buyers in the AV so often close with little cash.
- Property condition: FHA appraisers flag safety and habitability issues (peeling paint on pre-1978 homes, missing handrails, non-working systems). Sellers usually fix them; we negotiate it.
- Gift funds: allowed for the entire down payment.
2026 FHA loan limits
| County | Single-family FHA limit (2026) |
|---|---|
| Los Angeles County (Palmdale, Lancaster, Quartz Hill, Acton, Littlerock, Lake LA, Leona Valley) | $1,249,125 |
| Kern County (Rosamond, Tehachapi, California City, Bakersfield) | $541,287 |
FHA vs conventional in the AV
Under about 680 credit, FHA usually wins on rate and payment. Above 700 with 5%+ down, conventional often wins because mortgage insurance is cheaper and drops off. We run both side by side on every pre-approval.
FHA on condos and manufactured homes
Condos need an FHA-approved project (or a single-unit approval). Manufactured homes on permanent foundations can qualify. Both are common in the AV and we know which ones pass.
Last updated 2026-10-20 · About Charly · (661) 441-3706
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Frequently asked questions
What is the FHA loan limit in Palmdale CA?
Palmdale is in Los Angeles County; the 2026 FHA single-family limit is $1,249,125.
Can I buy a house in Lancaster with a 580 credit score?
Yes, with an FHA loan and 3.5% down, subject to lender overlays and the rest of your file.
Does FHA mortgage insurance ever go away?
With less than 10% down it stays for the life of the loan. Most buyers refinance into a conventional loan once they reach 20% equity to drop it.
Talk to the #1 team in the Antelope Valley
Call or text. We answer 7 days a week, in English, Spanish or Arabic.
Charly Daoud, Team Leader · CA DRE #02023368
3001 Rancho Vista Blvd, Palmdale, CA 93551
Call or text (661) 441-3706 · charly.daoud@exprealty.com
Offices: Antelope Valley · San Fernando Valley · Bakersfield · Central Valley