How To Qualify For FHA Loan in La Mirada California (Los Angeles County)

How To Qualify For FHA Loan in La Mirada California (Los Angeles County)

Looking for an FHA Loan in La Mirada California?

FHA loans have been a flexible home loan program that’s been around since the 1930’s and is insured by the Federal Housing Administration (FHA). Popular with first-time home-buyers, FHA loans require more flexible minimum credit scores and down payments than many commonplace loans.

How Does an FHA Loan Work?

Borrowers can qualify for an FHA loan with a down payment as little as 3.5% for a credit score of 580 or higher. The borrower’s FICO score can be between 500 – 579 if a 10% down payment is made. It’s crucial to remember though, that the lower the credit score, the higher the interest borrowers will receive. Something also worth noting is that the FHA loan limits affect your FHA mortgage insurance – its just part of the FHA loan requirements.

The FHA program was created in response to the rise of foreclosures and defaults that happened in 1930s; to provide mortgage lenders with sufficient insurance; and to help stimulate the housing market by making mortgages highly accessible and affordable for people with less than stellar credit or a low down payment due to FHA mortgage limits in La Mirada, California. Essentially, the federal government insures loans for FHA-approved lenders in order to reduce their risk of loss if a borrower defaults on their mortgage payments.

Because of that insurance, mortgage companies can, and do, offer FHA mortgages at beneficial mortgage rates and with less stringent and more flexible qualification requirements. The FHA is an agency within the U.S. Department of Housing and Urban Development.


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Benefits of FHA Loans: Low Down Payments and Less Strict Credit Score Requirements

FHA Loan in La Mirada

Typically an FHA loan in La Mirada is one of the easiest types of mortgage loans to qualify for because it requires a low down payment and you can have less-than-perfect credit. For FHA loans, down payment of 3.5 percent is required for maximum financing. Borrowers with credit scores as low as 500 can qualify for an FHA home loan.

Borrowers who cannot afford a 20 percent down payment, have a lower credit score, or can’t get approved for private mortgage insurance should look into whether an FHA loan is the popular option for their personal circumstances.

Another advantage of an FHA home loan is that it’s an assumable home loan which means if you want to sell your house, the buyer can “assume” the loan you have. People who have low or bad credit, have undergone a bankruptcy or have been foreclosed upon may be able to still qualify for an FHA loan.

FHA Allows a 3.5% Down-Payment

For today’s home buyers, there are only a few mortgage options which allow for down-payments of five percent or less for residents of Los Angeles County. The FHA is one of them.

With an FHA mortgage, you can make a down-payment as small as 3.5%. This benefits home buyers who don’t have a lot of money saved up for down-payment; and, home buyers who would rather save money for moving costs, emergency funds, or other needs.

FHA Allows 100% Gift Funds

The FHA is aggressive with respect to gifts for down-payment. Very few home loan programs will enable your entire down-payment for a home to come from a gift. The FHA will.

Via the FHA, your entire 3.5% down-payment can be a gift from parents or another family member, an employer, an approved charitable group, or a government home-buyer program. If you’re using a down-payment gift, though, you’ll need to follow the process.

The FHA Hybrid provides for an initial fixed interest rate for a period of three or five years, and then adjusts annually after the initial fixed time frame. The 3/1 and 5/1 FHA Hybrid products make it possible for up to a 1% annual interest rate adjustment after the initial fixed interest rate period, and a 5% interest rate cap over the life of the loan. The new payment after an adjustment will be calculated on the current principal balance at the time of the adjustment. This insures that the payment adjustment will be very little even on a worst case rate change.

About La Mirada California

La Mirada (Spanish for the look) was the creation of two men, Andrew McNally, a printer and mapmaker from Chicago (see Rand McNally) and his son-in-law Edwin Neff. In 1888, McNally purchased over 2,200 acres (8.9 km2) of Rancho Los Coyotes, south of Whittier, for $200,000. He developed 700 acres (2.8 km2) into his own home called Windermere Ranch and surrounded it with olive, orange and lemon groves. McNally built a plant to process the olive oil, which was of the best quality, as well as a railroad station on Stage Road. From here his olive oil and fruit were shipped all over the U.S.

In 1896, McNally turned his property over to his daughter and his son-in-law. McNally and Neff formed the La Mirada Land Company, which published a booklet entitled “The Country Gentleman in California”, advertising parcels of land for sale including pictures, a map and descriptions of the scenic olive, alfalfa, lemon and grapefruit groves.

In 1946, “Along Your Way”, a “Station by Station Description of the Santa Fe Route Through the Southwest,” describes La Mirada with a population of 213, surrounded by orange, lemon, walnut and olive groves; oil wells; olive oil factory; and fruit packing houses.

The city received a lot of attention for the fact that it was going to be completely structured and planned out. Referred to as “the Nation’s completely planned city” during the early 1950s, the city of La Mirada received a lot of attention from the State Fair. The Fair praised the city for planning for the future while still maintaining practicality for today.

In 1953, the land was sold to subdivisions for 5.2 million dollars, one of the largest real estate transactions in California.
In 1954, Louis M. Halper, a prominent Southland residential and commercial builder, purchased 2,100 acres of La Mirada land for $8,000,000. Halper launched construction on what was to be a $150,000,000 community with schools, shopping centers, and 10,000 homes that he completed by the end of two years. His firm had taken over the acreage from a group of corporations and Harold L. Shaw, who launched the original La Mirada development. He said at the time the entire community would be redesigned for maximum advantages of a modern planned city. Halper had developed a new pattern for community development by wholesaling land to other builders and establishing the La Mirada Civic Council to control quality. Three and four-bedroom homes were sold in the $13,000 price range. By 1960, the year the city was incorporated, La Mirada had grown from a mere 100 homes to over 8,000. The city was incorporated as “Mirada Hills” on March 23, 1960. On November 8, 1960, voters approved a change of name to the current La Mirada, which was officially certified on December 15, 1960.

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Who Are FHA Loans For?

FHA loans are offered to low-income individuals who have credit scores as low as 500. Individuals with a credit score between 500-579 can obtain an FHA loan with a down payment of 10%; individuals with a credit score higher than 580 can get an FHA loan with as little as 3.5% down. The Federal Housing Administration does not lend the borrower the money to take on a mortgage or to buy the property. Rather, the borrower pays a monthly or annual mortgage insurance premium to the FHA to insure the loan which the lending institution issues to him or her. In case of default, the lender’s financial risk is minimized since the FHA would step in to cover the payments.

Having no credit history is not a problem with an FHA loan for Los Angeles County. Instead of your credit report, the lender may look at other payment-history records, such as utility and rent payments.

Even people who have gone through bankruptcy and foreclosure may still qualify for an FHA loan. However, the lower the credit score and the lower the down payment, the higher the interest rate.


(Or call 213-474-7389 to ask a local lender anything!)

Kinds Of FHA Mortgage Loans

In addition to its popular FHA loan, the FHA also insures other loan programs provided by personal lenders. Here’s a take a look at each of them.

  • FHA 203( k) loans – These FHA loans assist property buyers buy a home– and refurbish it– all with a single mortgage. House owners can likewise utilize the program to refinance their current home loan and add the cost of renovating tasks into the new loan. FHA 203( k) loans can be found in two types:
    • The minimal 203( k) has an easier application process, and the repairs or enhancements need to amount to $35,000 or less.
    • The standard 203( k) needs additional documents and applies to enhancements costing more than $5,000, but the overall value of the property need to still fall within the FHA home mortgage limit for the area.
  • House Equity Conversion Mortgage, or HECM – A HECM is a popular kind of reverse home mortgage and is likewise insured by the FHA. A HECM permits older homeowners (aged 62 and up) with significant equity or those who own their houses outright to withdraw a part of their house’s equity. The quantity that will be offered for withdrawal differs by debtor and depends on the age of the youngest debtor or eligible non-borrowing partner, present interest rates and the lesser of the house’s appraised worth or the HECM FHA home mortgage limit or prices.
  • FHA Energy Efficient Mortgage (EEM) program – Energy efficient mortgages backed by the FHA enable homebuyers to acquire houses that are already energy effective, such as EnergyStar-certified structures. Or they can be utilized to buy and renovate older houses with energy-efficient, or “green,” updates and roll the expenses of the upgrades into the loan without a larger down payment.
  • FHA Section 245( a) loan – Also known as the Graduated Payment Mortgage, this program is geared at borrowers whose earnings will increase gradually. You start out with smaller sized monthly payments that slowly increase. Five particular strategies are available: 3 plans that permit 5 years of increasing payments at 2.5 percent, 5 percent and 7.5 percent annually. Two other plans set payment boosts over 10 years at 2 percent and 3 percent each year.

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FHA Loan Limits for 2023

For 2019, the floor limit for FHA loans in most of the country is $314,827, up from $294,515 in 2018. For high-cost locations, the ceiling is $726,525, up from $679,650 a year ago. These limits are described as “ceilings” and “floorings” that FHA will guarantee. FHA updates restrict amounts each year in response to altering home costs.

FHA is needed by law to adjust its amounts based upon the loan limitations set by the Federal Housing Finance Agency, or FHFA, for conventional home loans ensured or owned by Fannie Mae and Freddie Mac. Ceiling and flooring limitations differ according to the cost of living in a certain location, and can be various from one county to the next. Areas with a higher cost of living will have higher limitations, and vice versa. Special exceptions are made for housing in Alaska, Hawaii, Guam and the Virgin Islands, where house construction is more costly.

FHA Loan Relief

Loan servicers can provide some versatility on FHA loan requirements to those who have suffered a severe financial challenge or are struggling to make their payments.

That relief might be in the form of a short-term period of forbearance, a loan modification that would decrease the interest rate, extend the repayment duration, or delay part of the loan balance at no interest.

The FHA Hybrid Adjustable Rate

FHA administers a number of programs, based on Section 203(b), that have special features. One of these programs, Section 251, insures adjustable rate mortgages (ARMs) which, particularly during periods when interest rates are low, enable borrowers to obtain mortgage financing that is more affordable by virtue of its lower initial interest rate. This interest rate is adjusted annually, based on market indices approved by FHA, and thus may increase or decrease over the term of the loan. In 2006 FHA received approval to allow hybrid ARMs, in which the interest is fixed for the first 3 or 5 years, and is then adjusted annually according to market conditions and indices.

How do you Qualify for an FHA Loan in La Mirada CA?

The FHA makes it relatively simple to qualify for a home loan. Again, the government guarantees the loan, so mortgage lenders are more willing to approve mortgages. However, lenders can (and do) set standards that can be stricter than FHA requirements. If you’re having trouble with one FHA approved lender near La Mirada CA, you might have better luck with another.

Note: you never know until you put in an application. Even if you think you won’t qualify after reading this page, talk with an FHA approved lender in La Mirada to find out for sure.

Income limits: there are none. You’ll need enough to show that you can repay the mortgage loan but these loans are geared towards lower income applicants. If you’re fortunate enough to have a high income, you aren’t disqualified like you might be with certain first-time home buyer programs.

FHA Closing Costs

While FHA defines which closing costs are allowable as charges to the borrower, the specific costs and amounts that are deemed reasonable and customary are determined by each local FHA office.

FHA Debt Ratios

In order to prevent home-buyers from getting into a home they cannot afford, FHA guidelines have been set in place requiring borrowers and/or their spouse to qualify according to set debt to income ratios.

FHA Credit Issues

An FHA loan applicant’s past credit performance that proves good credit history and a solid track record of timely payments will likely be eligible for the mortgage.

How to Find FHA Lenders

Debtors get their mortgage from FHA-approved lenders in La Mirada rather than the FHA itself, which only guarantees the loans. FHA-approved loan providers can have different rates and costs, even for the exact same loan.

FHA loans are offered through lots of sources– from the biggest banks and credit unions to community banks and independent home loan loan providers. Expenses, services and underwriting standards differ among lenders or mortgage brokers, so it’s crucial to shop around.

Discover more about how to discover low FHA home loan lending institution.


(Or call 213-474-7389 to ask a local lender anything!)