In Orange County and Los Angeles County, the size of your loan decides which rulebook applies. Stay at or under the 2026 limit and you are in conforming territory. Go one dollar over and you are shopping for a jumbo loan, with different down payment, credit and reserve expectations. Here are the 2026 numbers and what they mean for your purchase.
Quick answer
The 2026 conforming loan limit for a one unit home in both Orange County and Los Angeles County is $1,249,125, the maximum allowed in high cost areas. Loans between the national baseline of $832,750 and $1,249,125 are called high balance conforming loans. Anything above $1,249,125 is a jumbo loan. The 2026 FHA limit for a one unit home in both counties is also $1,249,125.
What are the 2026 loan limits in Orange County and Los Angeles?
Both counties sit at the 2026 high cost ceiling set by the Federal Housing Finance Agency (FHFA). These are the maximum loan amounts Fannie Mae and Freddie Mac can buy in 2026:
| Property type | Orange County | Los Angeles County |
|---|---|---|
| 1 unit | $1,249,125 | $1,249,125 |
| 2 units | $1,599,375 | $1,599,375 |
| 3 units | $1,933,200 | $1,933,200 |
| 4 units | $2,402,625 | $2,402,625 |
FHFA announced the 2026 figures on November 25, 2025. The national baseline rose 3.26% to $832,750, and the high cost ceiling is 150% of that baseline.
What are the 2026 limits in nearby counties and Nevada?
Limits are set county by county, so a short drive can change which loan you need. One unit limits for 2026:
| County | 2026 one unit conforming limit |
|---|---|
| Orange County, CA | $1,249,125 |
| Los Angeles County, CA | $1,249,125 |
| San Diego County, CA | $1,104,000 |
| Ventura County, CA | $1,035,000 |
| Santa Barbara County, CA | $941,850 |
| Riverside County, CA | $832,750 |
| San Bernardino County, CA | $832,750 |
| Clark County, NV (Las Vegas) | $832,750 |
| Washoe County, NV (Reno) | $832,750 |
Source: FHFA’s 2026 county loan limit list. If you are buying in the Inland Empire, note that Riverside and San Bernardino counties use the national baseline, so a loan above $832,750 there is a jumbo loan even though the same amount would be conforming in Orange County.
What is the difference between conforming, high balance and jumbo?
All three are defined by the loan amount, not the home’s price.
- Conforming (standard). Up to $832,750 for one unit in 2026. These loans follow Fannie Mae and Freddie Mac guidelines and usually get the most flexible terms.
- High balance conforming. From $832,751 up to the county limit, which is $1,249,125 in Orange and Los Angeles counties. Still sold to Fannie Mae and Freddie Mac, but pricing and some eligibility rules, such as minimum down payment and cash out limits, can differ from standard conforming loans.
- Jumbo. Anything above the county limit. Jumbo loans are not bought by Fannie Mae or Freddie Mac, so each lender or investor sets its own rules. Learn more on Ryan’s jumbo home loans page.
What does the limit mean for your price range?
Because the limit applies to the loan, your down payment decides how expensive a home you can buy while staying conforming. For a one unit home in Orange or Los Angeles County:
| Down payment | Highest price that keeps the loan at $1,249,125 |
|---|---|
| 20% | About $1,561,406 |
| 10% | About $1,387,917 |
In Riverside or San Bernardino County, 20% down on a loan at the $832,750 limit supports a price of about $1,040,938. These are simple illustrations of the loan limit only. Approval still depends on your income, credit, assets, the property and program rules, and minimum down payments for high balance loans can be higher than for standard conforming loans.
Can you stay conforming with a second loan?
Sometimes. Some buyers keep the first mortgage at or below the limit and cover part of the rest with a second mortgage or home equity line of credit, for example 80% first, 10% second and 10% down. This can avoid jumbo guidelines, but the second loan usually carries a higher rate and adds a second payment, so compare the blended cost with a single jumbo loan.
Shopping close to the limit?
Ryan can price high balance, piggyback and jumbo options side by side for your Orange County or Los Angeles purchase.
When does a jumbo loan make more sense?
A jumbo loan is simply the right tool when the loan you need is larger than the county limit. It is not automatically more expensive. Jumbo pricing depends on the lender, your profile and market conditions, and at times jumbo rates have been at or below conforming rates for strong borrowers.
What usually changes is the qualifying bar. Many jumbo programs look for:
- Higher credit scores than conforming loans require
- Larger down payments, often 10% to 20% or more
- Cash reserves measured in months of mortgage payments
- Full income documentation, and sometimes a second appraisal on larger loans
| High balance conforming | Jumbo | |
|---|---|---|
| Who sets the rules | Fannie Mae and Freddie Mac | Each lender or investor |
| Loan amount (OC and LA, 1 unit) | $832,751 to $1,249,125 | Above $1,249,125 |
| Mortgage insurance | PMI under 20% down | Varies; many programs avoid monthly MI with larger down payments |
| Reserves | Depends on the automated underwriting findings | Commonly several months of payments or more |
| Flexibility | Standard, predictable guidelines | Varies widely; some lenders offer interest only or non QM jumbo options |
Self employed with a high purchase price? Jumbo and non QM loans can qualify income from bank statements. See our guide to self employed mortgage options in California.
How do FHA and VA loans work in high cost counties?
FHA. HUD’s 2026 FHA limit for a one unit home is $1,249,125 in both Orange and Los Angeles counties, matching the national FHA ceiling. That lets FHA borrowers finance homes in these counties that would be out of reach in lower cost areas, where the 2026 FHA floor is $541,287. Look up any county with HUD’s FHA mortgage limits tool. More on Ryan’s FHA home loans page, and if this is your first purchase, start with our first time home buyer guide for California.
VA. Eligible borrowers with full VA entitlement have no VA loan limit. The lender still needs your income and credit to support the loan. If part of your entitlement is tied up in another VA loan, the county conforming limit is used to work out how much you can borrow without a down payment. See Ryan’s VA home loans page.
When will the 2027 limits be announced?
FHFA usually announces the next year’s limits in late November. The 2026 limits were released on November 25, 2025. If you are close to the line and closing near year end, ask your loan officer how the new figures will apply to your file.
Frequently asked questions
What is the 2026 conforming loan limit in Orange County?
The 2026 conforming loan limit in Orange County is $1,249,125 for a one unit home, $1,599,375 for two units, $1,933,200 for three units and $2,402,625 for four units.
Is the Los Angeles County loan limit the same as Orange County?
Yes. Los Angeles County and Orange County both use the 2026 high cost ceiling of $1,249,125 for a one unit home.
What loan amount counts as a jumbo loan in Orange County?
Any loan above $1,249,125 on a one unit home in Orange County is a jumbo loan in 2026. The threshold is higher for two to four unit properties.
Do loan limits cap the price of the home I can buy?
No. Loan limits cap the loan amount, not the purchase price. You can buy a home of any price with a conforming loan as long as your down payment keeps the loan at or under the limit.
Are jumbo mortgage rates always higher than conforming rates?
No. Jumbo pricing is set by each lender and changes with market conditions, so jumbo rates can be higher, similar or lower than conforming rates. Compare written quotes for the same loan amount and term.
What is the 2026 FHA loan limit in Orange County?
The 2026 FHA loan limit for a one unit home in Orange County is $1,249,125, the same as the county’s conforming limit.
Ryan O’Kane
Founder and Chief Mortgage Officer, ARBOR Financial Group, Santa Ana, California
NMLS #292685
DRE #01328641
Licensed in California and Nevada
Shopping near the loan limit?
Find out whether conforming or jumbo costs you less.
Ryan O’Kane can price high balance, piggyback and jumbo options side by side for your Orange County or Los Angeles purchase.
Sources and official resources
Information checked September 27, 2026. Loan limits, program rules and assistance funding change, so confirm current terms before you rely on them.
This article is for general education only and is not a loan offer, commitment to lend, or tax or legal advice. Rates, terms, fees and programs vary by lender and are subject to change without notice. All loans are subject to credit approval, underwriting guidelines and property eligibility. Ryan O’Kane, NMLS #292685, DRE #01328641. ARBOR Financial Group is a DBA of The Turnkey Foundation Inc., NMLS #236669 (NMLS Consumer Access). Equal Housing Opportunity.
