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Biggs sits in rural Butte County where a $777K purchase on FHA financing means a $4,200 monthly payment at 5.375%. That's accessible to buyers with 580+ FICO and just 3.5% down.
FHA loans dominate rural markets because conventional lenders tighten overlays in smaller towns. Biggs buyers benefit from that — the program's lower credit floor and minimal down payment open doors that conventional financing would close.
5.375%
Interest Rate
$4,200
Monthly P&I
580
Minimum FICO
3.5%
Minimum Down
0.55%
Annual MIP
30-45 days
Closing Timeline
FHA Loans in Biggs
FHA requires 580+ FICO minimum and 3.5% down on a primary residence. At $777K purchase price, that's $27,202 down. Your debt-to-income ratio must stay below 50% — the county's median household income of $68,574 means a buyer earning that amount can carry...
The upfront mortgage insurance premium is 1.75% of the loan amount ($13,125 rolled into your balance). Annual MIP runs 0.55% of the loan balance for life if you put down less than 10%.
Local decision guide
Use this guide to connect fha loans eligibility, lender expectations, and local market factors before comparing payment options in Biggs.
Biggs sits in rural Butte County where a $777K purchase on FHA financing means a $4,200 monthly payment at 5.375%. That's accessible to buyers with 580+ FICO and just 3.5% down.
FHA loans dominate rural markets because conventional lenders tighten overlays in smaller towns. Biggs buyers benefit from that — the program's lower credit floor and minimal down payment open doors that conventional financing would close.
FHA requires 580+ FICO minimum and 3.5% down on a primary residence. At $777K purchase price, that's $27,202 down. Your debt-to-income ratio must stay below 50% — the county's median household income of $68,574 means a buyer earning that amount can carry...
California FHA lending splits between retail banks and mortgage brokers. Retail lenders (Wells Fargo, Bank of America) have strict overlays and slow timelines.
FHA guidelines are federal, but lenders layer their own rules. A broker shopping five lenders finds one that approves your file when another declines. In Biggs, that flexibility matters because local appraisals and property conditions vary widely.
FHA makes sense in Biggs when you have 580-680 FICO and less than 10% down. The rate (5.375%) is lower than conventional at your credit tier, and the lifetime MIP is the cost of that access.
At 740 FICO with 3.5% down, FHA wins. Conventional would demand 10-15% down to avoid PMI, costing you $77K-$116K more cash. That's the real decision in Biggs — cash on hand versus rate and insurance cost over time.
Conventional loans at your credit score run higher rates and require 10-15% down to avoid PMI. FHA's 3.5% down and lower rate offset the lifetime mortgage insurance. The monthly payment difference is small, but the upfront cash difference is huge.
VA loans beat both if you're eligible — zero down, no PMI, no lifetime insurance. But FHA opens the door to non-veterans and those with lower credit. For a Biggs buyer without VA eligibility and limited cash, FHA is the fastest path to ownership.
Biggs is a small agricultural town in northern Butte County with limited new construction. Most homes are older, which means appraisals can be tricky — FHA appraisers are stricter about property condition than conventional.
Rural properties sometimes sit on larger lots or have well/septic systems instead of municipal utilities. FHA lenders require inspections and certifications for those systems. That's not a barrier, just a step that adds a week to closing in Biggs.
Yes — FHA's minimum is 580 FICO. At 620, you qualify easily. Your rate may be slightly higher than 740 FICO, but you're well within the program. Bring 3.5% down and proof of income.
At 5.375% interest (as of April 8, 2026), principal and interest run $4,200/month on a $750K loan. Add property tax, insurance, and 0.55% annual MIP. Total PITI+MIP is roughly $5,100-$5,300 depending on the home.
No — if you put down less than 10%, MIP stays for the life of the loan. With 10%+ down, MIP cancels after 11 years. Refinancing is the only way to drop it if you're under 10% down.
FHA wins if you have 3.5% down and 580-700 FICO. Conventional requires 10-15% down at your credit score to avoid PMI. FHA saves you $77K-$116K upfront. The lifetime MIP is the trade-off.
Expect 30-45 days with a broker. Retail banks run slower. Rural appraisals and well/septic inspections add time. Plan for 45 days to be safe.