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Biggs is a small agricultural community in Butte County. Home prices here run well below California's coastal markets.
That lower price point works in your favor with conventional financing. You can often avoid jumbo loan territory entirely and stay within conforming limits.
620
Min Credit Score
3%
Min Down Payment
20% Equity
PMI Drops Off At
Fixed or ARM
Loan Type
Conventional Loans in Biggs
Most lenders want a 620 credit score minimum for conventional loans. Score above 740 and you get the best pricing tiers.
Down payment starts at 3% for first-time buyers. Put 20% down and you skip private mortgage insurance (PMI) entirely.
Local decision guide
Use this guide to connect conventional loans eligibility, lender expectations, and local market factors before comparing payment options in Biggs.
Biggs is a small agricultural community in Butte County. Home prices here run well below California's coastal markets.
That lower price point works in your favor with conventional financing. You can often avoid jumbo loan territory entirely and stay within conforming limits.
Most lenders want a 620 credit score minimum for conventional loans. Score above 740 and you get the best pricing tiers.
Not every lender prices rural California the same way. Some wholesale lenders add overlays — extra requirements — on small-town properties.
We work across 200+ wholesale lenders. That means we find who actually wants Biggs deals, not just who theoretically accepts them.
HousingWire flagged the 30-year fixed hitting 6.57% with applications dropping sharply. For Biggs buyers, that rate sensitivity matters less — lower loan amounts mean smaller payment swings per rate tick.
Lock strategy is still real though. A 0.25% rate move on a $250,000 loan is about $40/month. Don't ignore it, but don't panic either.
FHA loans allow lower credit scores and higher debt ratios. But FHA charges mortgage insurance for the life of the loan — conventional PMI drops off at 20% equity.
ARMs can cut your starting rate. They make sense if you plan to sell or refinance within 5-7 years. For a long-term hold in Biggs, a fixed conventional loan usually wins.
Butte County has agricultural zoning on many parcels. Lenders scrutinize properties with mixed-use or farm land attached.
Appraisals in rural markets can come in light due to thin comparable sales data. We flag this early so it doesn't kill your deal at the finish line.
Most lenders require 620 minimum. Scores above 740 get the best rate tiers.
Yes, but lenders review agricultural zoning carefully. Some add extra requirements or decline outright.
As little as 3% for first-time buyers. Put 20% down to avoid PMI completely.
PMI cancels automatically when your equity reaches 20%. You can also request removal at that threshold.
Usually yes if your credit score is 660 or above. FHA's lifetime mortgage insurance adds long-term cost.
Butte County home prices generally fall well within conforming limits. Jumbo financing is rarely needed here.