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Moraga sits in Contra Costa County, where county infrastructure investments like the new East County Service Center signal long-term stability. At 6.25%, a $750,000 conventional loan carries a $4,618 monthly payment for principal and interest.
The county's median household income of $125,727 supports purchases in the $900,000 range comfortably. Conventional financing at 80% LTV means 20% down with no mortgage insurance.
6.25%
Interest Rate
$4,618
Monthly Payment (P&I)
740
Minimum FICO
20% ($187,500)
Down Payment
Conventional Loans in Moraga
Conventional loans in Moraga require a 740 FICO minimum and typically 5% to 20% down. Lenders verify income, assets, and employment history to confirm your ability to carry the payment.
The county's $125,727 median household income is the baseline for debt-to-income calculations. Most lenders cap total monthly debt at 43% to 50% of gross income, so plan accordingly.
Local decision guide
Use this guide to connect conventional loans eligibility, lender expectations, and local market factors before comparing payment options in Moraga.
Moraga sits in Contra Costa County, where county infrastructure investments like the new East County Service Center signal long-term stability. At 6.25%, a $750,000 conventional loan carries a $4,618 monthly payment for principal and interest.
The county's median household income of $125,727 supports purchases in the $900,000 range comfortably. Conventional financing at 80% LTV means 20% down with no mortgage insurance.
Conventional loans in Moraga require a 740 FICO minimum and typically 5% to 20% down. Lenders verify income, assets, and employment history to confirm your ability to carry the payment.
California's conventional market is dominated by agency lenders (Fannie Mae and Freddie Mac) that set consistent underwriting rules across the state. Brokers and retail banks compete on rate, closing costs, and service speed.
Most lenders close conventional loans in 30 to 45 days. Appraisals, title work, and underwriting are the main timeline drivers. Rates lock for 30 days by default, though longer locks are available.
Conventional makes sense in Moraga when you have 20% down and a solid credit profile. At $937,500 purchase price with $187,500 down, the 6.25% rate pencils out cleanly without mortgage insurance drag.
If your down payment falls below 20%, FHA's 3.5% minimum and lower rates may offset the lifetime mortgage insurance cost. Run both scenarios before deciding.
Conventional and FHA both serve Moraga buyers, but they split on down payment and insurance. Conventional requires 20% down to skip PMI; FHA starts at 3.5% down but carries mortgage insurance for life if down payment is under 10%.
At the $937,500 price point, conventional's no-PMI advantage at 80% LTV is real. FHA's lower rate doesn't fully offset lifetime insurance unless your down payment is tight.
Contra Costa County is investing in infrastructure like the East County Service Center now under construction in Brentwood. These county-level improvements support long-term property values and community stability for Moraga homeowners.
Parks across the region are also receiving upgrades funded by state and federal grants. Better schools, safer neighborhoods, and maintained public spaces make Moraga an attractive place to build equity.
Conventional lending in California remains steady as Fannie Mae and Freddie Mac maintain their agency footprint. Brokers and retail banks compete actively on rate and service, keeping the market efficient.
Recent legislative proposals to expand GSE authority over construction lending may shift the market in 2026 and beyond. For now, conventional 30-year fixed remains the most straightforward path for qualified Moraga buyers.
The principal and interest payment is $4,618 per month. This assumes a $750,000 loan amount, 6.25% rate, and 30-year term as of July 24, 2026. Add property taxes, insurance, and HOA fees for your total housing cost.
Yes — 20% down (80% LTV) is the only way to skip PMI on a conventional loan. Below 80% LTV, PMI applies and never cancels unless you refinance. At 80% LTV or higher, there is no PMI.
Most lenders require 740 FICO or higher for conventional financing. Some lenders go as low as 620 FICO with larger down payments and compensating factors. Call to confirm your specific profile.
Conventional closings typically take 30 to 45 days. The timeline depends on appraisal turnaround, title work, and underwriting speed. A 30-day rate lock is standard.
Conventional requires 20% down but has no mortgage insurance at 80% LTV. FHA allows 3.5% down but charges mortgage insurance for life if down payment is under 10%. At higher down payments, conventional wins.