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Biggs sits in Butte County where the median household income of $68,574 stretches to cover homes in the $750K range. At 5.875%, a $750,000 conforming loan runs $4,437 per month in principal and interest alone.
Conforming loans dominate the California market because they follow FHFA rules and carry no PMI at 20% down. Lenders compete hard on conforming rates, which means you get pricing power. Lock periods run 30 to 45 days depending on the lender.
5.875%
Interest Rate
$4,437
Monthly P&I
740
Min FICO
$750,000
Loan Amount
20% ($187,500)
Down Payment
30 days
Lock Period
Conforming Loans in Biggs
Conforming loans in Biggs require a 740 FICO minimum for the best rates, though some lenders go as low as 680 with a rate bump. Down payment ranges from 5% to 25%, but at 20% down you skip PMI entirely.
The county's median household income of $68,574 supports a $750K purchase with standard debt ratios. Most lenders cap your housing payment at 43% of gross income and total debt at 50%.
Local decision guide
Use this guide to connect conforming loans eligibility, lender expectations, and local market factors before comparing payment options in Biggs.
Biggs sits in Butte County where the median household income of $68,574 stretches to cover homes in the $750K range. At 5.875%, a $750,000 conforming loan runs $4,437 per month in principal and interest alone.
Conforming loans dominate the California market because they follow FHFA rules and carry no PMI at 20% down. Lenders compete hard on conforming rates, which means you get pricing power. Lock periods run 30 to 45 days depending on the lender.
Conforming loans in Biggs require a 740 FICO minimum for the best rates, though some lenders go as low as 680 with a rate bump. Down payment ranges from 5% to 25%, but at 20% down you skip PMI entirely.
Conforming loans are the bread and butter of California mortgage lending. Banks, credit unions, and mortgage brokers all compete on conforming rates because the loans sell immediately to Fannie Mae or Freddie Mac.
Most lenders close conforming loans in 30 to 45 days. Underwriting is straightforward — W2s, pay stubs, bank statements, and a clean appraisal.
Conforming 30-year fixed makes sense in Biggs for anyone putting 20% down on a home under $832,750. You get no PMI, agency-backed liquidity, and rates that reflect real competition. The math works cleanly at $750K with 740 FICO.
Where conforming doesn't pencil: if you're buying above the $832,750 limit, you'll jump to jumbo pricing, which runs 0.25% to 0.5% higher.
FHA loans carry a lower rate but tack on mortgage insurance for the life of the loan if you put down less than 10%. At $750K, that lifetime insurance adds up. Conforming at 20% down has no PMI and no insurance — you own the equity cleanly.
VA loans beat both if you're eligible. Zero down, no PMI, no mortgage insurance. The funding fee replaces insurance but runs one-time upfront. If you're a veteran with a Certificate of Eligibility, VA is the strongest option at any price point in Biggs.
Biggs is a small community in the northern Sacramento Valley where agricultural land and rural character define the area. The county's median household income of $68,574 reflects a working population.
Schools, infrastructure, and job access matter more than local dining or entertainment. Most Biggs buyers commute to Chico, Oroville, or Sacramento for work.
At 5.875% APR on a $750,000 conforming loan with 20% down ($187,500), the principal and interest payment is $4,437 per month. That's before property taxes, insurance, and HOA fees.
Yes. At 20% down (80% LTV), there is no PMI on a conforming loan. Below 20%, PMI is required and cancels automatically at 78% LTV. You can request cancellation at 80% LTV if you've built equity faster. PMI runs until one of those thresholds is hit.
740 FICO gets you the best rates. Some lenders accept 680 FICO with a rate penalty. Below 680, conforming loans become harder to find. The higher your score, the lower your rate and the easier your approval.
Most lenders close conforming loans in 30 to 45 days. Conforming loans are the fastest to close because they follow standard Fannie Mae and Freddie Mac rules with minimal overlays. Appraisal and underwriting are straightforward.
Yes. Conforming loans accept 5% down, but you'll pay PMI. At 15% down, PMI runs until you hit 78% LTV. At 10% down, it takes longer to reach that threshold. Weigh the PMI cost against keeping cash in reserve.