Government
FHA Purchase 3.5% Down in Los Angeles, CA
Looking for the best FHA Purchase 3.5% Down in Los Angeles, CA? Our local team specializes in helping Los Angeles residents secure competitive financing. Whether you're buying in Encino or Sherman Oaks, we have the expertise to guide you.
Key Facts About FHA Purchase 3.5% Down
CMRE FHA loans require a minimum down payment of 3.5%.
FHA loans from CMRE accept FICO scores as low as 580.
CMRE FHA mortgages include upfront and annual mortgage insurance premiums.
FHA loans at CMRE allow seller concessions up to 6% of the purchase price.
CMRE processes FHA loans for single-family homes, condos, and 2-4 unit properties.
CMRE is an approved government lender for FHA Purchase 3.5% Down.
CMRE offers VOE-only and P&L options for FHA Purchase 3.5% Down.
CMRE closes FHA Purchase 3.5% Down in 25-35 days.
Program Benefits
Low 3.5% down payment requirement.
More accessible credit requirements than conventional loans.
Competitive interest rates, with options starting at 6.25%.
Ideal for first-time homebuyers.
Backed by the Federal Housing Administration (FHA).
Potentially lower mortgage insurance premiums compared to some other loan types.
Program Highlights
Max LTV
96.5%
Min Credit Score
580
Max DTI
55%
Loan Amount Range
$50K - $2M
Amortization Options
Eligible Properties
- Single Family
- Condo
- Townhouse
Program Requirements
Income Documentation
- •Stable and verifiable income.
- •Debt-to-income ratio must meet FHA guidelines.
- •Proof of employment history.
Asset Verification
- •Sufficient funds for down payment and closing costs.
- •Verification of asset sources.
- •May require a minimum amount in reserves after closing.
Insurance & Title
- •Must obtain and maintain homeowner's insurance.
- •FHA requires upfront and annual mortgage insurance premiums.
- •Flood insurance may be required depending on the property's location.
Property Requirements
- •Minimum FICO score of 580.
- •History of responsible credit management.
- •May require explanation for past credit issues.
FHA Purchase 3.5% Down in Los Angeles: The Complete Guide
What Is FHA Purchase 3.5% Down?
FHA loans are insured by the Federal Housing Administration, making them a less risky option for lenders and more accessible for borrowers. This insurance allows lenders to offer more favorable terms, such as lower down payments and credit score requirements. The 3.5% down payment option is one of the most popular features of FHA loans, making homeownership attainable for many who might not qualify for conventional loans.
Eligibility for FHA Purchase 3.5% Down
- •Eligibility depends on the specific agency requirements (FHA/VA/USDA).
- •FHA: primary residence, meets HUD property standards, 580+ FICO (500 with 10% down).
- •VA: eligible military service or surviving spouse status, no down payment.
- •USDA: eligible rural area, income limits apply.
- •CMRE evaluates your situation and recommends FHA Purchase 3.5% Down or alternatives with lower total cost.
CMRE Specialty Programs for FHA Purchase 3.5% Down
- •VOE-Only FHA: qualify with employer verification only — no pay stubs or tax returns.
- •P&L FHA: CPA-prepared profit & loss for self-employed qualification.
- •FHA Streamline: refinance with no appraisal, no income verification.
- •VA IRRRL: streamline refinance for veterans with minimal documentation.
- •CMRE processes government loans faster than industry average.
Apply for FHA Purchase 3.5% Down with CMRE
- •Step 1: CMRE determines eligibility and provides rate estimate.
- •Step 2: Documentation varies by program (standard, VOE-only, or P&L).
- •Step 3: Pre-approval within 24 hours.
- •Step 4: Government appraisal and underwriting coordinated by CMRE.
- •Step 5: Closing in 25-35 days from application.
FHA Purchase 3.5% Down Comparison: FHA vs VA vs USDA vs Conventional
- •FHA loans require 3.5% down with 580 FICO (10% with 500 FICO) plus upfront and annual mortgage insurance. VA loans require 0% down with no monthly mortgage insurance for eligible veterans. USDA loans require 0% down in eligible rural areas with income limits.
- •CMRE's VOE-Only FHA specialty program eliminates the need for pay stubs and tax returns — qualifying borrowers with only an employer verification letter. This is a CMRE-exclusive product not offered by most lenders.
- •CMRE's P&L FHA program allows self-employed borrowers to qualify using a CPA-prepared profit and loss statement instead of tax returns. This captures actual business cash flow rather than taxable income, often qualifying borrowers for higher loan amounts.
- •For refinancing, FHA Streamline requires no appraisal, no income verification, and no credit check. VA IRRRL offers similar streamlined refinancing for veterans. CMRE processes both with industry-leading speed.
Current Mortgage Rates
30-Year Fixed Rate
6%
as of 3/5/2026 · FRED
15-Year Fixed Rate
5.43%
as of 3/5/2026 · FRED
Rates are national averages and may differ from your actual rate. Contact us for a personalized quote.
Get Your Rate →FHA Purchase 3.5% Down in Los Angeles, CA
Get competitive mortgage rates in Los Angeles from a local lender who understands the Southern California market. Custom Mortgage & Real Estate specializes in providing high-fidelity FHA Purchase 3.5% Down solutions tailored to the unique economic landscape of Los Angeles and the surrounding Los Angeles County.
Our FinTech-driven approach allows us to offer competitive rates and streamlined processing for homeowners and investors across the entireLos Angeles metropolitan area.
Service Areas & Neighborhoods
Our Los Angeles Presence
Local Knowledge. Global Rates.
16501 Ventura Blvd STE 400
Encino, CA 91436
Direct Line
877-976-5669Common Questions About FHA Purchase 3.5% Down in Los Angeles
What are current FHA Purchase 3.5% Down rates in Los Angeles, CA?
FHA Purchase 3.5% Down rates in Los Angeles depend on loan amount, credit profile, and property type. CMRE publishes updated Los Angeles rate ranges daily and provides locked quotes within 24 hours of application.
How long does FHA Purchase 3.5% Down closing take in Los Angeles?
CMRE typically closes FHA Purchase 3.5% Down loans in Los Angeles within 21-30 days from application. Pre-approval takes 24 hours, and our CA-licensed team coordinates title, escrow, and appraisal concurrently to save time.
What are FHA/VA loan limits in Los Angeles County?
FHA and VA loan limits in Los Angeles County are set annually by HUD and the VA. CMRE's Los Angeles team can confirm your current county limit and help you maximize your purchasing power within CA guidelines.
Do I need to be a veteran for FHA Purchase 3.5% Down in Los Angeles?
VA loans require veteran status or active military service. For non-veterans in Los Angeles, CMRE offers FHA and USDA government-backed programs with similarly competitive rates and low down payment requirements.
Application Process
Six simple steps from application to funding
Application
Complete our streamlined online application form with your financial information
Document Review
Submit required documentation for verification and processing
Pre-Approval
Receive conditional approval and loan terms based on your profile
Title & Escrow
Open escrow and complete title search and insurance requirements
Appraisal & Final Review
Property appraisal completed and final underwriting approval received
Funding
Sign final documents and receive your loan funds
Application
Complete our streamlined online application form with your financial information
Document Review
Submit required documentation for verification and processing
Pre-Approval
Receive conditional approval and loan terms based on your profile
Title & Escrow
Open escrow and complete title search and insurance requirements
Appraisal & Final Review
Property appraisal completed and final underwriting approval received
Funding
Sign final documents and receive your loan funds
Why Choose Custom Mortgage?
Your trusted partner in real estate financing
Extensive Experience
Over 25 years of proven expertise in mortgage lending and real estate financing
Comprehensive Loan Options
Wide range of programs from conventional to specialized non-QM and hard money solutions
Nationwide Coverage
Licensed in multiple states with the ability to fund loans across the country
Flexible Solutions
Customized financing options for unique situations that traditional lenders decline
Competitive Rates
Access to wholesale pricing and volume discounts passed directly to our clients
No Upfront Fees
Transparent pricing with no application fees or upfront costs to get started
Frequently Asked Questions
The minimum FICO score is typically 580 to qualify for the 3.5% down payment option.
Yes, FHA guidelines allow you to use gift funds from eligible donors for your down payment and closing costs. Proper documentation is required.
No, there is no income limit for FHA loans. However, you must demonstrate stable and verifiable income to qualify.
FHA: 580+ (500 with 10% down). VA: no official minimum (generally 580-620). CMRE evaluates each case.
Most government programs require owner-occupancy. VA allows multi-unit (up to 4) if you live in one.
FHA: $498,257-$1,209,750 by county. VA: no limit with full entitlement. Contact CMRE for your county.
Yes. CMRE's VOE-only and P&L specialty programs make government loans accessible to self-employed.
25-35 days with dedicated government lending teams. Pre-approval in 24 hours.
FHA Purchase 3.5% Down by Location
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Success stories from families and investors across the nation who achieved their goals with CMRE.
"I've been working with Custom Mortgage and Real Estate for over five years now, and they've totally helped me get through a bunch of tricky transactions. Their team is super helpful all the way through, making sure everything goes off without a hitch. I seriously recommend Custom Mortgage to anyone who needs financing or a solid real estate broker."
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"I just worked with Custom Mortgage and Real Estate, and seriously, I can't recommend them enough. They have helped my family and me with a bunch of transactions, always receiving results that nobody else could. Their team is super responsive and really experienced, which made everything go through smoothly with no stress at all."
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"As an investor in real estate and an agent, I totally count on Custom Mortgage and Real Estate for my deals since they've got loads of experience. They have these unique programs that I just can't find anywhere else, and it really gives me an advantage. After researching a number of companies, the offers from Custom Mortgage were the best out there."
