Loan programs · FHA
The loan that opens the door.
FHA home loans let more families buy — as little as 3.5% down, credit from 580, and an owner who handles it personally. Here's how it works in Orange County.
What is an FHA loan?
An FHA loan is a government-backed mortgage that lets you buy a home with as little as 3.5% down and a credit score from 580. It's one of the most accessible paths for first-time and credit-building buyers. Choice Home Mortgage is a broker, so we shop many FHA-approved lenders to find your best fit in Orange County.
FHA loans, explained in 30 seconds.
New to FHA loans? Here's the whole idea — quick, clear, and friendly.
A government-backed loan, built for real buyers.
An FHA loan is a mortgage insured by the Federal Housing Administration. That government backing lets lenders say “yes” to buyers a conventional loan might turn away — which is exactly why it’s the most common path to a first home.
The headline benefits are a low 3.5% down payment and flexible credit (from 580). In a market like Orange County, where prices run high, that lower barrier to entry is often the difference between renting another year and getting the keys.
Because Choice Home Mortgage is a broker, not a bank, we don’t push one institution’s FHA product. We shop hundreds of FHA lenders against each other and bring back the one that fits your file. Buying your first home? This is usually where we start the conversation.
What makes FHA work for you.
Low down payment
As little as 3.5% down — a fraction of what conventional financing often asks for.
Flexible credit
Credit scores from 580 can qualify. FHA was built to open the door to more buyers.
Gift funds allowed
Your down payment can come from a gift from family — we'll show you how to document it.
First-time friendly
The most common path for first-time buyers in Orange County. We guide it start to finish.
Competitive pricing
Because we're a broker, we shop many FHA lenders against each other for your file.
One expert, start to finish
Owner Esther Buede handles your FHA loan personally — not a call-center queue.
FHA or VA — which low-down-payment loan fits?
The two most common low-down-payment, government-backed loans are FHA and VA. They solve the same problem — buying with less cash up front — in different ways. The big difference: anyone who meets the guidelines can use FHA, while VA is a benefit earned by eligible veterans, active-duty service members, and certain surviving spouses.
| FHA loan | VA loan | |
|---|---|---|
| Who it’s for | Any qualified buyer | Eligible veterans, active-duty & certain surviving spouses |
| Minimum down payment | As low as 3.5% | As low as 0% (no down payment for eligible buyers) |
| Credit flexibility | Scores from 580 commonly qualify | No set VA minimum; lenders set their own (often flexible) |
| Mortgage insurance | Required (upfront + annual MIP) | No monthly mortgage insurance |
| One-time fee | Upfront MIP | VA funding fee (can be financed; some buyers are exempt) |
| Property use | Primary residence | Primary residence |
In short: if you qualify for VA, its 0% down and no monthly mortgage insurance are hard to beat. If you don’t have VA eligibility, FHA’s 3.5% down and flexible credit are often the most accessible path. Many Orange County buyers we work with weren’t sure which they qualified for until we looked together. Read our full FHA vs VA guide, or see the VA loan page — then let us tell you, honestly, which one actually fits your situation.
Down-payment, credit, and fee details are general program guidelines, not a commitment to lend or an offer of any specific rate, payment, or terms. Eligibility depends on your full profile and current lender guidelines.
FHA loan questions, answered.
How much do I need to put down on an FHA loan?
FHA loans allow a down payment as low as 3.5% of the purchase price for qualified borrowers. Your exact figure depends on your credit and the property — we'll walk you through it before you commit to anything.
What credit score do I need for an FHA loan?
FHA guidelines generally allow credit scores starting at 580 for the 3.5%-down option. Some situations qualify with lower scores at a higher down payment. We review your full picture and find the lender whose guidelines fit you.
What are the FHA loan limits in Orange County?
Because Orange County is a high-cost area, the 2026 FHA loan ceiling here is $1,249,125 for a one-unit home — higher than the national baseline. That makes FHA a real option even in OC's pricier market.
Does FHA require mortgage insurance?
Yes — FHA loans include a mortgage insurance premium (both upfront and annual). It's part of how FHA keeps down payments low. We'll show you exactly how it affects your estimated payment so there are no surprises.
Can I use an FHA loan if I'm not a first-time buyer?
Yes. FHA is popular with first-time buyers, but it's available to repeat buyers too, as long as the home will be your primary residence and you meet the guidelines.
What's the difference between an FHA loan and a VA loan?
Both are government-backed, low-down-payment loans, but they serve different buyers. FHA is open to any qualified borrower and needs as little as 3.5% down with credit from around 580, but it requires mortgage insurance (upfront and annual MIP). VA is a benefit for eligible veterans, active-duty service members, and certain surviving spouses — it can require 0% down and has no monthly mortgage insurance, though most VA loans include a one-time funding fee. If you have VA eligibility, it's often the stronger option; if not, FHA is usually the most accessible path. We'll review your situation and tell you which fits.
Serving California
Popular service areas
A family-owned Orange County mortgage broker, serving buyers and homeowners across California.
See if FHA fits.
One call with the owner — no queue, no pressure. We'll tell you honestly whether FHA is your best path, or whether another program fits better.