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.