FHA Loan Limits for California 2026

January 7, 2026 by Sean ONeil

FHA Loan Limits for California by County, 2026

County	1-Unit	2-Unit	3-Unit	4-Unit
Alameda	$1,249,125	$1,599,375	$1,933,200	$2,402,625
Alpine	$736,000	$942,200	$1,138,900	$1,415,400
Amador	$541,287	$693,050	$837,700	$1,041,125
Butte	$541,287	$693,050	$837,700	$1,041,125
Calaveras	$541,287	$693,050	$837,700	$1,041,125
Colusa	$541,287	$693,050	$837,700	$1,041,125
Contra Costa	$1,249,125	$1,599,375	$1,933,200	$2,402,625
Del Norte	$541,287	$693,050	$837,700	$1,041,125
El Dorado	$764,750	$979,000	$1,183,400	$1,470,700
Fresno	$541,287	$693,050	$837,700	$1,041,125
Glenn	$541,287	$693,050	$837,700	$1,041,125
Humboldt	$541,287	$693,050	$837,700	$1,041,125
Imperial	$541,287	$693,050	$837,700	$1,041,125
Inyo	$541,287	$693,050	$837,700	$1,041,125
Kern	$541,287	$693,050	$837,700	$1,041,125
Kings	$541,287	$693,050	$837,700	$1,041,125
Lake	$541,287	$693,050	$837,700	$1,041,125
Lassen	$541,287	$693,050	$837,700	$1,041,125
Los Angeles	$1,249,125	$1,599,375	$1,933,200	$2,402,625
Madera	$541,287	$693,050	$837,700	$1,041,125
Marin	$1,249,125	$1,599,375	$1,933,200	$2,402,625
Mariposa	$541,287	$693,050	$837,700	$1,041,125
Mendocino	$546,250	$699,300	$845,300	$1,050,500
Merced	$541,287	$693,050	$837,700	$1,041,125
Modoc	$541,287	$693,050	$837,700	$1,041,125
Mono	$776,250	$993,750	$1,201,200	$1,492,800
Monterey	$994,750	$1,273,450	$1,539,350	$1,913,000
Napa	$1,017,750	$1,302,900	$1,574,900	$1,957,250
Nevada	$649,750	$831,800	$1,005,450	$1,249,550
Orange	$1,249,125	$1,599,375	$1,933,200	$2,402,625
Placer	$764,750	$979,000	$1,183,400	$1,470,700
Plumas	$541,287	$693,050	$837,700	$1,041,125
Riverside	$690,000	$883,300	$1,067,750	$1,326,950
Sacramento	$764,750	$979,000	$1,183,400	$1,470,700
San Benito	$1,249,125	$1,599,375	$1,933,200	$2,402,625
San Bernardino	$690,000	$883,300	$1,067,750	$1,326,950
San Diego	$1,104,000	$1,413,350	$1,708,400	$2,123,100
San Francisco	$1,249,125	$1,599,375	$1,933,200	$2,402,625
San Joaquin	$678,500	$868,600	$1,049,950	$1,304,850
San Luis Obispo	$1,000,500	$1,280,850	$1,548,250	$1,924,100
San Mateo	$1,249,125	$1,599,375	$1,933,200	$2,402,625
Santa Barbara	$941,850	$1,205,750	$1,457,450	$1,811,300
Santa Clara	$1,249,125	$1,599,375	$1,933,200	$2,402,625
Santa Cruz	$1,249,125	$1,599,375	$1,933,200	$2,402,625
Shasta	$541,287	$693,050	$837,700	$1,041,125
Sierra	$541,287	$693,050	$837,700	$1,041,125
Siskiyou	$541,287	$693,050	$837,700	$1,041,125
Solano	$685,400	$877,450	$1,060,600	$1,318,100
Sonoma	$897,000	$1,148,350	$1,388,050	$1,725,050
Stanislaus	$545,100	$697,800	$843,500	$1,048,300
Sutter	$541,287	$693,050	$837,700	$1,041,125
Tehama	$541,287	$693,050	$837,700	$1,041,125
Trinity	$541,287	$693,050	$837,700	$1,041,125
Tulare	$541,287	$693,050	$837,700	$1,041,125
Tuolumne	$541,287	$693,050	$837,700	$1,041,125
Ventura	$832,750	$1,035,000	$1,325,000	$1,601,600
Yolo	$764,750	$979,000	$1,183,400	$1,470,700
Yuba	$541,287	$693,050	$837,700	$1,041,125

Filed Under: Featured

Temecula California Development

January 6, 2026 by Sean ONeil

Temecula Infrastructure Development: Major Projects, Road Improvements, and Future Growth

Over the past three decades, the City of Temecula, California has grown from a small community into one of the fastest-growing cities in Southwest Riverside County. Located along the Interstate 15 corridor between San Diego and the Inland Empire, Temecula has become an important residential, commercial, and tourism hub in Southern California.

Population growth, expanding tourism in Temecula Valley Wine Country, and increased regional commuting have created significant demand for improved infrastructure throughout the city. In response, Temecula and regional agencies have invested in roadway upgrades, freeway improvements, sewer infrastructure expansion, and flood control projects designed to support long-term growth.

Why Infrastructure Development Matters in Temecula

Temecula sits along Interstate 15, a major north-south transportation corridor connecting Riverside County with San Diego County. Thousands of commuters travel through the Temecula Valley every day, placing pressure on local road networks and freeway infrastructure.

Meanwhile, Temecula Valley Wine Country continues to grow as a major tourism destination. Supporting both residents and visitors requires continued investment in transportation systems, utilities, and environmental infrastructure.

The city prioritizes these projects through its long-term Capital Improvement Program (CIP), which identifies infrastructure investments designed to support population growth and economic development.

Interstate 15 Transportation Improvements

Transportation improvements along Interstate 15 represent some of the most significant infrastructure investments affecting Temecula.

I-15 Congestion Relief Project

This project added an auxiliary lane between the Temecula Parkway on-ramp and the Rancho California Road off-ramp. The improvement helps vehicles merge and exit the freeway more safely while improving traffic flow during peak commuting hours.

Smart Freeway Traffic Management

Regional transportation agencies have implemented smart traffic systems designed to regulate how vehicles enter the freeway and maintain smoother traffic flow.

Coordinated ramp metering systems
Traffic monitoring cameras and sensors
Real-time traffic management technology
Communication systems linking freeway entrances

These improvements help reduce congestion and improve travel reliability along the Interstate 15 corridor.

French Valley Parkway Interchange Improvements

The French Valley Parkway interchange project represents one of the largest transportation initiatives affecting the Temecula area.

Historically, the Winchester Road interchange created severe congestion because multiple freeway ramps merged within a short distance. Improvements introduced a collector-distributor lane system that separates entering and exiting traffic from through-traffic on Interstate 15.

Future phases may include:

Additional ramp connections
Expanded parkway lanes
Improved freeway bridge structures
Enhanced access to surrounding communities

Local Road Expansion Projects

Ynez Road Corridor Improvements

Ynez Road serves as one of Temecula’s primary north-south corridors connecting residential neighborhoods with commercial centers.

Planned improvements include:

Roadway widening
New sidewalks and pedestrian infrastructure
Dedicated bicycle lanes
Landscaped medians
Updated traffic signals

Overland Drive Widening Project

The Overland Drive widening project focuses on improving access to commercial and industrial areas of Temecula while reducing congestion for commuters traveling through the area.

Temecula Valley Wine Country Infrastructure Expansion

Temecula Valley Wine Country has become one of Southern California’s most popular tourism destinations. However, much of the area historically relied on septic systems rather than centralized sewer infrastructure.

Regional water agencies are expanding sewer infrastructure throughout the region in order to:

Protect groundwater resources
Support wineries and hospitality businesses
Allow responsible tourism development
Improve long-term environmental sustainability

Flood Control and Environmental Restoration

Flood protection is another important component of infrastructure development in the Temecula region. Projects such as the Murrieta Creek Flood Control and Environmental Restoration Project are designed to improve flood safety while restoring natural habitats and expanding recreational opportunities along the creek corridor.

Future Infrastructure Projects Being Considered

As Temecula continues to grow, city planners and regional agencies are evaluating additional infrastructure improvements including:

Additional freeway interchange improvements
Expanded road connections in developing neighborhoods
Stormwater and flood control upgrades
Expanded sewer and water service
Transportation improvements near Old Town and Wine Country

Conclusion

Infrastructure development plays a critical role in supporting Temecula’s continued growth. Investments in transportation networks, utilities, and environmental infrastructure help ensure the city can accommodate population growth while maintaining quality of life for residents.

Through long-term planning and partnerships with regional agencies, Temecula continues working to improve mobility, public safety, and sustainability throughout the community.

Disclaimer

The information provided in this article is intended for general informational purposes only. While efforts have been made to ensure accuracy, infrastructure projects, timelines, funding availability, and development plans may change over time. Information presented here is believed to be reliable but is not guaranteed. Readers should consult official city, county, or regional agency sources for the most current project updates and details.

Filed Under: Featured, Uncategorized

VA Loans in 2026

January 6, 2026 by Sean ONeil

2026 VA Loan Limits in California

VA loan limits in California for 2026 follow the conforming loan limits set by the
Federal Housing Finance Agency (FHFA). These limits primarily affect borrowers who have
partial VA entitlement. If you have full VA entitlement, there is no official loan limit — you can borrow as much as your lender approves without a down payment.

How VA Loan Limits Work in 2026

Full Entitlement

No VA loan limit cap
No down payment required (if lender approves)
Limited only by your income, credit, and lender guidelines

Partial Entitlement

County loan limits apply
If you exceed the county limit, a down payment may be required
Typically 25% of the amount above the county limit

2026 California VA Loan Limits (1-Unit Properties)

County Type	2026 Loan Limit
Standard Counties	$832,750
High-Cost Counties (Los Angeles, Orange, San Francisco, Santa Clara, San Mateo, Marin, etc.)	$1,249,125
San Diego County	$1,104,000
Ventura County	$1,035,000
San Luis Obispo County	$1,000,500
Napa County	$1,017,750
Monterey County	$994,750
Santa Barbara County	$941,850
Sonoma County	$897,000

Note: Multi-unit properties (2–4 units) have higher loan limits. Limits vary by county and property type.

What This Means for California Homebuyers

If you have full entitlement, you can purchase above these limits with no down payment (subject to lender approval).
If you have partial entitlement, you may need a down payment if the purchase price exceeds your county’s limit.
High-cost California counties allow significantly higher borrowing compared to standard counties.

Important Reminder

VA loan limits are based on FHFA conforming loan limits and can change annually.
Always verify your eligibility and county limits with your lender before applying.

Need help determining your entitlement or county limit?
Contact a VA-approved lender to review your Certificate of Eligibility (COE) and confirm your maximum loan amount.
Contact James Gross at Franklin Loan Center (951) 760-8169 and tell him Sean ONeil referred you.

Filed Under: Featured

Welcome to La Jolla Cove, Home of the Seals

January 6, 2026 by Sean ONeil

La Jolla Cove is a picturesque cove and beach in La Jolla, San Diego, California. The Cove is a very small beach in comparison to the other beaches in San Diego and is within walking distance of the Children’s Pool Beach. The Children’s Pool Beach consists of a built sea wall that was made to create a safe zone for children and families to come and enjoy the waters without being bombarded by the ocean waves. La Jolla is also known as “the jewel” of San Diego. Up on the bluffs above the beach and stretching south to other nearby beaches including Shell Beach, is Scripps Park, a grassy area with trees and other plantings. The Park is commonly used for picnicking and relaxing.

Part of the beach and shallow water at the Cove
Lifeguards are present at the Cove every day of the year from 9 am until the sun sets. The Cove is a very popular spot for swimming, snorkeling and scuba diving. Due to the fact that La Jolla Cove is within the San Diego-La Jolla Underwater Park (a marine refuge area), swimming devices such as surfboards, boogie boards, and even inflatable mattresses are not permitted, and kayakers are not allowed into the Cove; these rules are carefully enforced by the lifeguards on duty. Because of the ecological reserve, no fishing or collecting of marine invertebrates, (even taking dead specimens or seashells) is allowed in this area. All sea animals in this area are protected by law, including the orange Garibaldi fish, which are unusually common in the Cove. A few sea lions can sometimes be seen in the deeper water of the Cove or basking on rocks.

As is the case at other beaches, the lifeguard’s chalkboard indicates the time of the next high or low tide, and also the water temperature. The water temperature in the Cove is sometimes cooler than in some other areas of San Diego’s coastline because the Cove faces out into deeper water. The weather at the cove elicits its rare microclimate that seldom hits below 50 degrees or surpasses 90 degrees.

Right at the top of the Cove, conveniently, there is a group of outdoor showers, and large public restrooms which include an indoor area for changing in and out of swimsuits etc.

The La Jolla Cave, also known as “Sunny Jim Cave”, is a short walking distance from the Cove and from the local businesses that are situated up above the shoreline. The cave is accessible through The Cave Store, which charges a nominal fee to go down a staircase leading to the cave itself.

The La Jolla Cove is home to the annual “La Jolla Cove Rough Water Swim” which is one of the oldest ocean swims in the world.

Filed Under: Featured

Top 10 Southern California Beaches

January 5, 2026 by Sean ONeil

Filed Under: Featured

7 Ways to Get Rid of Ants around your home.

January 4, 2026 by Sean ONeil

Filed Under: Featured, Oneil Realty Slider - Southern Calirofnia Real Estate & Homes For Sale

Kitchen Countertop Options

January 3, 2026 by Sean ONeil

Filed Under: Featured

All About Short Sales

January 1, 2016 by Sean ONeil

What is a short sale

A short sale is a sale of Real Estate in which the proceeds from selling the property will fall short of the balance of debts secured by liens against the property, and the property owner cannot afford to repay the liens’ full amounts. Whereby the lien holders agree to release their lien on the real estate and accept less than the amount owed on the debt. Any unpaid balance owed to the creditors is known as a deficiency.

Short sale agreements do not necessarily release borrowers from their obligations to repay any shortfalls on the loans, unless specifically agreed to between the parties. However, in California, legislation was passed to preclude deficiencies after a short sale is approved. The same is true of lenders on first loans and lenders on second loans — once the short sale is approved, no deficiencies are permitted after the short sale. (SB 931, SB 458 – Calif. Code of Civil Procedure §580e).

Credit considerations

A short sale is often used as an alternative to foreclosure because it mitigates additional fees and costs to both the creditor and borrower. Both often result in damage to a borrower’s credit scores, and both may lower a person’s credit scores to a similar degree. However there is the possibility that a short sale deficiency will not be reported to the credit bureaus if it can be negotiated as part of the short sale.

Since deficiency amounts and late payments can affect a borrower’s credit scores, doing away with either or both of them is preferable. The less late payments a borrower has, the more it will help them in a short sale, and always try to negotiate the lender’s agreement that they won’t report a deficiency balance to the credit bureaus.

Relocation assistance cash

Banks are more commonly offering relocation assistance cash for borrowers who elect to short sale the property rather than let it go to foreclosure. Banks have paid out cash relocation assistance to borrowers, usually in amounts ranging anywhere from $3,000 to $30,000 depending on the value of the property. Banks have also commonly given ‘cash for keys’ after foreclosure but this is never guaranteed, the amounts are usually less and decrease as time goes on, and the ex homeowner is in a much less advantageous position to negotiate. Control is an important element that a short sale can offer vs. foreclosure.

Other factors to consider

Overview of the short sale process

Most creditors require the borrower to prove they have an economic or financial hardship preventing them from being able to pay the deficiency.

Creditors holding liens against real estate can include primary mortgages, junior lien holders—such as second mortgages, home equity lines of credit (HELOC) lenders, home owners association HOA (special assessment liens)—all of whom will need to approve individual applications for a short sale, should they be asked to take less than what is owed.

Most large creditors have special loss mitigation departments that evaluate borrowers’ applications for short sale approval. Often creditors use pre-determined criteria for approving the borrowers and the terms of the sale of the properties. Part of this process typically includes the creditor(s) determining the current market value of the real estate by obtaining an independent evaluation of the property with an appraisal, a broker’s price Opinion (BPO), or a broker opinion of value (BOV). One of the most important aspects for the borrower in this process is putting together a proper real estate short-sale package, including hardship letter explaining why a short sale is needed.

Depending on each creditor’s policy and the type of loan, creditors may accept applications from borrowers even if the borrower is not in default with their payments. Due to the overwhelming number of defaulting borrowers due to mortgage failures and other causes as part of the 2008-2012 global financial crisis, many creditors have become adept at processing such short sales applications; however, it can still take several months for the process from start to finish, often requiring multiple levels of approval.

Additional parties

Some junior lien holders and others with an interest in the property may object to the amounts other lien holders are receiving. It is possible for any one lien holder to prevent a short sale by refusing to agree to negotiate a reduction in their payoff to release their lien. (Iowa has a procedure, sale free of liens, which allows a foreclosure court to “cram down” a short sale over the objections of the junior creditors.)

If a creditor has mortgage insurance on their loan, the insurer will likely also become a third party to these negotiations, since the insurance policy may be asked to pay out a claim to offset the creditor’s loss. The wide array of parties, parameters and processes involved in a short sale can make it a complex and highly specialized form of debt renegotiation. Short sales can have a high risk of failure from inability to obtain agreement from all parties, or they might not be approved in time to prevent a scheduled foreclosure date.

Is a short sale right for you?

Whether or not a short sale is right for you will depend on your unique situation. Every borrower is different and some will have more options than others. You should first try to qualify for a loan modification program to see if you can lower your payments to a manageable level. If that is not possible then a short sale may be your next best option. Contact us any time for more information.

Contact THE O’NEIL TEAM at: 760-237-0352 or Sean@OneilRealty.com

Filed Under: Featured

Southern California Real Estate Markets Rise

May 19, 2015 by Sean ONeil

Southern California’s housing market displayed renewed vigor in April, with sales rising 8.5 percent compared to the same time last years, according to home sales data released Tuesday.

Sales and prices increased in all six Southern California counties, CoreLogic announced in its monthly sales report.

Last month sales of new and previously owned houses and condominiums increased from 20,008 to 21,708 year over year, the company said.

Sales last month were the second highest for the month of April since 2006.

“Sales activity picked up last month, making it one of the stronger Aprils since the housing bust, though sales remained below average,” said Andrew LePage, a data analyst for CoreLogic. “Many buyers still face credit and affordability hurdles, and the inventory of homes for sale remains relatively tight in many markets. New home construction is still well below historically normal levels, too.”

Last month, the median price increased 6 percent from $404,000 to $429.000. That’s the highest median price for the region since November 2007, when it was $435,000.

The median sale price has risen year over year in every month since April 2012.

In Los Angeles County sales increased 6 percent from 6,642 a year ago to 7,038. The median price increased 10 percent from $441,000 to $485,000.

In San Bernardino County sales rose from 2,434 to 2,446, the smallest gain in the region. The median price increased 5 percent from $240,000 to $252,500. The county remains the region’s lowest priced market.

The price gains continue to reflect sales of more expensive homes dominating the market and a lack of bargains as the economy continues healing from the Great Recession.

During April sales of homes costing $500,000 or more accounted for 39 percent market share, the most for any month since a 40 percent share in November 2007.

Foreclosure sales accounted for a 4.5 percent share and short sales at 4 percent of the share.

San Bernardino County’s short sale share of 7.6 percent was the highest among the six counties.

Absentee buyers — mostly investors — purchased 24 percent of the homes sold in April while cash buyers also accounted for a 24 percent share.

Filed Under: Featured, Uncategorized

Distressed Home Sale Statistics

August 6, 2013 by Sean ONeil

Equity home sales make up four of five sales and reach highest level in nearly six years

LOS ANGELES (July 23) – The share of equity home sales in California continued to expand in June, comprising four of every five home sales, thanks primarily to a drop in distressed sales. Meanwhile, sales of REOs fell into the single-digits for the third straight month and registered levels not seen since September 2007, the CALIFORNIA ASSOCIATION OF REALTORS® (C.A.R.) reported today.

Distressed housing market data:

• The combined share of all distressed property sales continued to decline in June, dropping to 20.1 percent in June, down from 21.8 percent in May and down from 42.2 percent in June 2012. Twenty-one of the 36 reported counties showed a month-to-month decrease in the share of distressed sales, with San Mateo and Santa Clara each recording the smallest share at 7 percent for both counties in June.

• The share of equity sales – or non-distressed property sales – continued to expand in June and now makes up four in five sales, the highest share since December 2007. The share of equity sales in June increased to 79.9 percent, up from 78.2 percent in May. Equity sales made up more than half (57.8 percent) of all sales in June 2012.

• Of the distressed properties, the share of short sales was 12.9 percent in June, down from 14 percent in May and down from 21.4 percent a year ago. The June 2013 figure was the lowest since June 2009. The continuing decline in short sales indicates more previously underwater homes are moving into positive equity as home prices remain on an upward trend.

• The share of REO sales also continued to fall, dropping to single-digits for the third straight month, down from 7.3 percent in May to 6.6 percent in June and from 20.4 percent in June 2012.

• The available supply of homes loosened in June, particularly for equity sales, but remained tight. At 1.8 months, June’s Unsold Inventory Index for REOs was essentially unchanged from 1.7 months in May. The supply of short sales inched upward from 2.3 months in May to 2.4 months in June. The June Unsold Inventory Index for equity sales rose from 2.8 months in May to 3.1 months in June.

Multimedia:

View a chart of pending sales compared with closed sales

Type of Sale	Jun-13	May-13	Jun-12
Equity Sales	79.9%	78.2%	57.8%
Total Distressed Sales	20.1%	21.8%	42.2%
REOs	6.6%	7.3%	20.4%
Short Sales	12.9%	14.0%	21.4%
Other Distressed Sales (Not Specified)	0.5%	0.5%	0.4%
All Sales	100.0%	100.0%	100.0%

Single-Family Distressed Home Sales by Select Counties (percent of total sales)

County	Jun-13	May-13	Jun-12
Alameda	9%	11%	NA
Amador	NA	NA	55%
Butte	16%	20%	36%
Contra Costa	10%	9%	NA
El Dorado	22%	21%	44%
Fresno	36%	38%	54%
Humboldt	20%	16%	28%
Kern	25%	25%	48%
Kings	44%	38%	NA
Lake	35%	36%	63%
Los Angeles	21%	23%	41%
Madera	33%	52%	57%
Marin	9%	8%	20%
Mendocino	33%	31%	48%
Merced	36%	32%	52%
Monterey	32%	29%	50%
Napa	13%	20%	47%
Orange	14%	14%	31%
Placer	16%	21%	41%
Riverside	26%	29%	52%
Sacramento	26%	29%	53%
San Benito	26%	30%	63%
San Bernardino	29%	32%	58%
San Diego	6%	7%	22%
San Joaquin	35%	36%	61%
San Luis Obispo	13%	15%	34%
San Mateo	7%	4%	21%
Santa Clara	7%	7%	23%
Santa Cruz	11%	10%	42%
Siskiyou	24%	30%	59%
Solano	30%	36%	63%
Sonoma	17%	19%	40%
Stanislaus	30%	40%	61%
Tehama	NA	NA	45%
Tulare	27%	37%	54%
Yolo	24%	25%	46%
California	20%	22%	42%

Click on graph for larger image

C.A.R.’s Distressed Home Sales information is generated from a survey of more than 70 associations of REALTORS® and MLSs throughout the state.

Filed Under: Featured