--- title: "FHA Loans Long Beach CA | Port & Boeing Buyer Guide" description: "FHA loans in Long Beach CA for port, Boeing, and CSULB buyers. See which Craftsman neighborhoods need 203(k) rehab financing. Call (231) 737-9911 today." author: "PierPoint Mortgage" date: "2026-07-30" tags: ["fha loans long beach", "FHA Loans"] canonical: "https://pierpointmortgage.com/fha-loans/fha-loans-california/fha-loans-long-beach-ca/" last_updated: "2026-10-21" --- # FHA Loans Long Beach CA | Port & Boeing Buyer Guide **By PierPoint Mortgage** | July 30, 2026 FHA loans in Long Beach CA for port, Boeing, and CSULB buyers. See which Craftsman neighborhoods need 203(k) rehab financing. Call (231) 737-9911 today. --- > **Quick answer:** **FHA loans in Long Beach work for Port of Long Beach longshore crews, Boeing legacy engineers, and CSULB staff buying under the $1,209,750 Los Angeles County ceiling, but the city's 1920s Craftsman stock in Rose Park, Bluff Heights, and Wrigley often needs an FHA 203(k) rehab loan to close.** Here is the neighborhood by neighborhood breakdown for 2026. FHA + 203(K) REHAB · LONG BEACH & PORT COMMUNITIES ★★★★★ 4.9/5 from 152 Reviews● FHA + 203(k) Broker● Licensed in California [See Which Long Beach Neighborhoods Fit Your FHA Budget →](https://pierpointmortgage.com/get-your-free-mortgage-consultation/)[Call (231) 737-9911](tel:2317379911) $1.21MLA County FHA Ceiling 3.5%FHA Min Down 203(k)Craftsman Rehab Loan 26-DayAvg PierPoint Close Written by Shannon Swartz · NMLS #112844 · 20+ Years in Mortgage Lending · PierPoint Mortgage LLC · Licensed in 15+ States · Last updated July 29, 2026 RELATED QUESTIONS LONG BEACH BUYERS ASK ## What Do Long Beach Buyers Ask Next About FHA and 203(k)? ### Which Long Beach ZIP codes fit easiest under the LA County FHA ceiling? North Long Beach (90805, 90810) and Central Long Beach near Cambodia Town clear the $1,209,750 ceiling with room to spare. Naples and Belmont Shore waterfront routinely price above it. ### How does Port of Long Beach drayage income get underwritten for FHA? ILWU Local 13 longshore pay stubs, base plus overtime, get averaged over two years. Owner-operator drayage truckers filing Schedule C need the same two-year tax return history as any self-employed FHA borrower. ### Can I FHA-finance a 1923 Craftsman in Rose Park with knob-and-tube wiring? Standard FHA can close if the appraiser does not flag an active safety hazard. If the wiring is live and exposed, a 203(k) rehab loan rolls the rewire cost into the same closing. ### Does living near Long Beach Airport affect my FHA closing? Buyers under the LGB flight path in California Heights and the Ranchos sign an airport noise disclosure at closing. It does not block FHA financing, it is paperwork, not an eligibility issue. ### Not sure if your Port of Long Beach paycheck qualifies for standard FHA or needs a 203(k)? Text your gross monthly income, years on the ILWU list or drayage contract, and target ZIP to (231) 737-9911. Shannon runs the tier check in an hour. [CALL (231) 737-9911](tel:2317379911)[GRAB A 15-MIN SLOT →](https://pierpointmortgage.com/get-your-free-mortgage-consultation/) LONG BEACH ELIGIBILITY MAP ## Which Long Beach Neighborhoods Actually Fit Under the $1,209,750 FHA Ceiling? **Los Angeles County's FHA high-cost ceiling of $1,209,750, the same number that governs LA proper, clears almost every Long Beach neighborhood except the Peninsula, Naples, and waterfront Belmont Shore.** That is the opposite problem most LA buyers face. Where a Culver City or West LA buyer gets squeezed out entirely, a Long Beach buyer usually has ceiling room to spare, and the real question shifts to condition, not price. The Port of Long Beach and the neighboring Port of LA in San Pedro anchor the local economy, and ILWU Local 13 longshore pay, drayage trucking, and terminal operator wages support home buying from Wrigley down through West Long Beach. Boeing's Long Beach campus, once the 717 assembly line and now a scaled-down defense and space operation, still carries legacy engineers and machinists whose pensions and seniority read cleanly on an FHA file. CSULB, sitting between Bixby Knolls and the 405, adds a steady base of faculty and staff income across Los Cerritos and California Heights. | Neighborhood Tier | Sample Zones | Typical 3BR Price (2026) | FHA Fit? | | --- | --- | --- | --- | | **Waterfront Premium** | Naples, Belmont Shore, Bluff Park, The Peninsula | $1.35M to $2.6M+ | Rarely, most of this tier prices above the county ceiling | | **Historic Craftsman Core** | Bluff Heights, Rose Park, Alamitos Heights, Wrigley Historic District | $720K to $980K | Yes, but budget for a 203(k) on pre-1935 stock | | **Mid-Tier Established** | California Heights, Los Cerritos, Belmont Heights | $850K to $1.05M | Yes, straightforward standard FHA territory | | **Southeast Non-Oceanfront** | Los Altos, Plaza, El Dorado Park edges | $700K to $900K | Yes, comfortable room under the ceiling | | **North & Central Long Beach** | Wrigley, Central (Cambodia Town), West Long Beach | $530K to $700K | Yes, the strongest math zone for port and drayage buyers | | **Signal Hill Outskirts** | Hilltop-adjacent Signal Hill tracts bordering Long Beach | $700K to $860K | Yes, standard FHA works cleanly | Source: HUD FHA county loan limit lookup, Los Angeles County (which includes Long Beach) 2026 one-unit high-cost ceiling of $1,209,750. ### See how your own numbers stack up on a Rose Park or North Long Beach target. Call or grab a 15-minute slot and Shannon will run YOUR ILWU, Boeing, or CSULB income against a real Long Beach purchase price, 203(k) budget included if the house needs one. [CALL (231) 737-9911](tel:2317379911)[GRAB A 15-MIN SLOT →](https://pierpointmortgage.com/get-your-free-mortgage-consultation/) REAL LONG BEACH FHA PITI ## What Are Real Long Beach FHA Monthly Payments for Port and Boeing Buyers? **On a $560,000 North Long Beach bungalow with FHA 3.5% down, monthly PITI runs about $4,354.** Add a $48,000 rehab budget to a $795,000 Rose Park Craftsman through a 203(k) and the payment climbs to roughly $6,458. A $945,000 Los Cerritos three-bedroom near the top of the mid-tier prices out near $7,328 a month. Two Long Beach conditions belong in that number. Marine layer keeps June and early July mild along the coast, which holds down AC costs in Belmont Shore and Bluff Heights, but North and Central Long Beach sit far enough from the water that the rare 100-degree heat wave, like the ones in 2020 and 2022, pushes older Craftsman homes without central air into a higher summer utility line. Salt air off the harbor also corrodes rebar and gutters faster than inland LA County, and FHA appraisers in Naples and Belmont Shore routinely flag roof and metal condition that would pass without comment ten miles inland. | Line Item | $560K North Long Beach (Standard FHA) | $795K Rose Park (203(k), $48K rehab) | $945K Los Cerritos (Standard FHA) | | --- | --- | --- | --- | | Sale price | $560,000 | $795,000 | $945,000 | | FHA 3.5% down (required) | $19,600 | $27,825 | $33,075 | | 203(k) rehab budget added to loan | N/A | $48,000 | N/A | | Total loan amount | $540,400 | $815,175 | $911,925 | | Principal & interest @ 6.5% | $3,416 | $5,152 | $5,764 | | Property tax | $551 | $762 | $961 | | Homeowners insurance | $140 | $170 | $185 | | FHA MIP (0.55% annual) | $248 | $374 | $418 | | **Total monthly PITI** | **$4,354** | **$6,458** | **$7,328** | | Estimated cash to close | ~$24,500 | ~$34,000 | ~$40,500 | Estimates. Actual numbers depend on [credit score](https://pierpointmortgage.com/credit-info/), escrow, and 203(k) contractor draw schedule. Rate reference: [freddiemac.com/pmms](https://www.freddiemac.com/pmms) (July 2026). CRAFTSMAN APPRAISAL RISK ## Why Do FHA Appraisals Flag Rose Park and Bluff Heights Craftsman Homes? **FHA appraisers in Rose Park, Bluff Heights, and Alamitos Heights routinely write repair conditions on 1920s Craftsman stock that a conventional appraisal would pass without comment,** because FHA Handbook 4000.1 requires the property to meet minimum health and safety standards, not just support the loan amount. Knob-and-tube wiring, ungrounded panels, and peeling exterior paint on pre-1978 homes are the three conditions we see most often on these files. Salt air off the harbor adds a Long Beach-specific wrinkle that inland LA County appraisers rarely deal with. Homes within a mile or two of the water, from Bluff Park down through Belmont Shore and out to the Naples canals, corrode faster: rusted rebar in older foundations, corroded gutters, and roof material that ages out years ahead of an identical roof in North Long Beach. Combine that with the rare but real 100-degree heat wave, the kind that hit in September 2020 and again in 2022, and an unrenovated Craftsman without central air can draw a lower appraised value than a updated home two blocks away, even at the same square footage. When a 203(k) rehab loan is the right tool, we scope the rewire, the panel upgrade, and any exterior paint or dry rot repair into the same closing, with a HUD consultant managing draws for anything over the limited-tier cap. When a standard FHA loan can still close, we request a targeted Reconsideration of Value with fresh owner-occupant comps before assuming a low appraisal kills the deal. Source: HUD Handbook 4000.1, Section II.A, FHA Minimum Property Requirements and health and safety appraisal standards. ### Craftsman fixer in Wrigley or Rose Park with knob-and-tube wiring? Send the address and Shannon will tell you within a day whether standard FHA clears it or a 203(k) is the better play. Call or text (231) 737-9911. [CALL (231) 737-9911](tel:2317379911)[GRAB A 15-MIN SLOT →](https://pierpointmortgage.com/get-your-free-mortgage-consultation/) AIRPORT DISCLOSURE + LEGACY EMPLOYERS ## How Does Airport Noise From LGB Affect Your FHA Disclosure in California Heights? **Buyers targeting homes under the Long Beach Airport (LGB) flight path in California Heights and the Ranchos sign a state-required airport noise disclosure at closing, and FHA underwriting does not treat it as a red flag,** it is a paperwork requirement, not an eligibility barrier. What actually moves the file is income documentation, and Long Beach's legacy employers each carry their own quirks. Boeing's Long Beach campus wound down C-17 and 717 production years ago, but the site still runs defense and space work, and longtime Boeing employees on defined-benefit pensions or long-tenure 401(k) match schedules read as some of the cleanest FHA files we see in the city. Longshore workers under ILWU Local 13, and the drayage truckers who move containers out of the Port of Long Beach and neighboring Port of LA, get averaged over a two-year income history, base plus overtime, the same way a union tradesperson gets qualified anywhere else. CSULB staff and Long Beach Unified School District teachers bring the steady W-2 profile that clears fastest, especially in Wrigley and Los Cerritos where prices sit well under the ceiling. ### Four Real Long Beach Scenarios We Ran This Quarter ILWU Local 13 longshoreman, $118K with overtime, targeting Wrigley Two-year average of base plus overtime on union pay stubs qualifies him well under the ceiling on a $610K Wrigley three-bedroom. **Text your two most recent union pay stubs and target address to [(231) 737-9911](tel:2317379911) and Shannon runs the DTI same day.** Boeing Long Beach engineer, $94K, Bluff Heights Craftsman at $860K Standard FHA clears the income easily, but the 1928 bungalow needs a panel upgrade and partial rewire. **This is a 203(k) candidate. Grab a 15-minute slot to scope the rehab budget before you write an offer.** CSULB adjunct + drayage owner-operator household, $102K combined, Los Cerritos Two incomes, one W-2 and one Schedule C, both averaged over two years for a $920K Los Cerritos target. **Self-employed drayage income needs both years of returns pulled before we quote a number. Call to start the file.** LBUSD teacher, $71K, California Heights bungalow under the LGB flight path Income and price both fit comfortably, and the airport noise disclosure is a signing formality, not a lending obstacle. **Call for the real California Heights PITI on a $780K target.** 203(K) FINANCING IN WRIGLEY AND NORTH LONG BEACH ## Can You FHA-Finance a Fixer in Wrigley or North Long Beach With a 203(k) Loan? **Most Wrigley and North Long Beach fixers built before 1950 qualify for either a Limited 203(k), capped around $75,000 in rehab funds with no HUD consultant required, or a Standard 203(k) for larger structural work,** and the choice usually comes down to whether the scope includes anything load-bearing. A new roof, updated electrical panel, and cosmetic kitchen work fit the Limited tier. Foundation repair, room additions, or moving a load-bearing wall push the file into Standard 203(k) territory, with a HUD consultant managing the draw schedule. Wrigley's bungalow courts and North Long Beach's post-war tract stock both trade below the $700K mark, which leaves plenty of room under the $1,209,750 ceiling to roll rehab costs into the loan without brushing up against the limit. That is the opposite math from a Bluff Heights or Alamitos Heights Craftsman near $950K, where a large rehab budget can push the total loan close enough to the ceiling that we run the numbers before writing the offer. The bottleneck is not eligibility, it is timeline. A 203(k) closing runs 45 to 60 days against roughly 30 days for a standard FHA loan on move-in-ready inventory, because the appraiser has to value the property twice, once as-is and once after the proposed repairs, and the HUD consultant has to sign off on the work write-up before the file clears underwriting. Sellers who need a fast close sometimes balk at that timeline, which is why we get contractor bids lined up before the offer goes in, not after. SS ABOUT THE AUTHOR Shannon Swartz, Owner & President, PierPoint Mortgage LLC Licensed [mortgage broker](https://pierpointmortgage.com/mortgage-broker/) with 20+ years of hands-on mortgage lending experience. NMLS #112844. Founder and Owner of PierPoint Mortgage LLC. Licensed to originate home loans in 15 states including California, where [PierPoint](https://pierpointmortgage.com/mortgage-broker/) has closed FHA and 203(k) files across Los Angeles County, including Long Beach, San Pedro, and the South Bay. Direct wholesale-lender relationships with 100+ mortgage lenders including UWM, Rocket Pro TPO, PennyMac TPO, and Loan Depot Wholesale. Personally reviews and manages every loan file from application to closing. 4.9/5 star rating from 152 verified reviews. Last updated: July 29, 2026 · Reviewed by PierPoint Mortgage LLC, 3088 Sheffield St. STE B, Muskegon, MI 49441 · Call [(231) 737-9911](tel:2317379911) ### Rates moved twice already this month. On a $795K Rose Park 203(k) loan, a 25 bps swing is roughly $118 a month, or about $42,500 over 30 years. See where FHA sits today. [CALL (231) 737-9911](tel:2317379911)[GRAB A 15-MIN SLOT →](https://pierpointmortgage.com/get-your-free-mortgage-consultation/) LONG BEACH FAQ ## Which Long Beach FHA Questions Get Asked Most Often at PierPoint? My credit score is 612, can I still get an FHA loan in Long Beach? Yes. FHA allows a 580 minimum credit score for 3.5% down, and 612 clears that threshold with room. What changes at 612 versus 680 is your rate, not your eligibility. On a $650,000 North Long Beach purchase the rate difference typically runs a quarter to a half point, which we can quote once we pull your file. Can I use FHA if I am an ILWU Local 13 casual, not full A-book? Casual and B-book longshore income can qualify, but underwriters want a longer look-back, typically 24 months, to establish a stable earnings pattern given the dispatch-based pay structure. A-book members with steady dispatch history usually qualify faster. Send us your PMA earnings statements and we will tell you within a day which bucket your file falls into. Why did my Rose Park FHA appraisal come in $35,000 low? It happens on Craftsman-era comps more than buyers expect, because FHA appraisers weight fully renovated owner-occupant sales differently than as-is investor flips per HUD Handbook 4000.1. If the block sold two remodeled homes at $920,000 but your comparable as-is sale was $780,000, the appraiser may land closer to the as-is figure. File a Reconsideration of Value with fresh as-is comps before assuming the deal is dead. Does a 203(k) rehab loan take longer to close than regular FHA in Long Beach? Yes, typically 45 to 60 days versus roughly 30 days for a standard FHA purchase, because the appraiser values the home twice and a HUD consultant reviews the contractor work write-up. We line up contractor bids before you write the offer so the timeline does not surprise the seller mid-escrow. Will the LGB airport noise disclosure stop my FHA loan from closing in California Heights? No. The airport noise disclosure is a California state real estate requirement, not an FHA underwriting condition. You sign it at closing alongside your other disclosures, and it has no bearing on loan approval, appraisal, or your interest rate. CALIFORNIA + LONG BEACH RESOURCES ## Which California Resources Does PierPoint Offer Alongside FHA in Long Beach? [PierPoint](https://pierpointmortgage.com/mortgage-broker/) originates FHA and 203(k) rehab files across Los Angeles County, from the Port of Long Beach to the South Bay. The resources below cover the broader [California FHA](https://pierpointmortgage.com/fha-loans/fha-loans-california/) program, sibling Los Angeles County city pages, and the related loan products we shop alongside FHA on every file. California + Long Beach FHA Resources [California FHA Overview](https://pierpointmortgage.com/fha-loans/fha-loans-california/)[National FHA Hub](https://pierpointmortgage.com/fha-loans/)[FHA Loans Los Angeles](https://pierpointmortgage.com/fha-loans/fha-loans-california/fha-loans-los-angeles-ca/)[FHA Loans Anaheim](https://pierpointmortgage.com/fha-loans/fha-loans-california/fha-loans-anaheim-ca/)[FHA Loans Santa Ana](https://pierpointmortgage.com/fha-loans/fha-loans-california/fha-loans-santa-ana-ca/)[Mortgage Broker California](https://pierpointmortgage.com/mortgage-broker/mortgage-broker-california/)[Mortgage Broker Long Beach](https://pierpointmortgage.com/mortgage-broker/mortgage-broker-california/mortgage-broker-long-beach-ca/)CalHFA MyHome[VA Loans](https://pierpointmortgage.com/va-loans/)[Free Consultation](https://pierpointmortgage.com/get-your-free-mortgage-consultation/) YOUR NEXT STEP ## Ready to Map Your Long Beach Neighborhood? Ten-minute call. Give us your ZIP, target price, and whether the house needs work. We will tell you if standard FHA or a 203(k) fits and what cash you will bring to closing. Text works too, or apply online if you are ready to move. [Get Your Long Beach FHA Number in 5 Minutes →](https://pierpointmortgage.com/get-your-free-mortgage-consultation/)[Call (231) 737-9911](tel:2317379911) NMLS #112844 · Equal Housing Opportunity · No credit pull required to start --- **Shopping a mortgage in one of our 15 states?** PierPoint Mortgage is an independent brokerage, NMLS #112844, licensed since 2003. We compare wholesale rate sheets from 100+ lenders instead of selling one bank's products, and give you a written quote before you commit to anything. - Free rate comparison: (231) 737-9911 - Apply: https://pierpointmortgage.com/apply/ - Full page: https://pierpointmortgage.com/fha-loans/fha-loans-california/fha-loans-long-beach-ca/