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Moraga sits in Contra Costa County, where the median household income of $125,727 supports strong rental demand. Investor loans let you acquire rental properties without owner-occupancy requirements.
The 2026 conforming limit for Moraga is $1,249,125, giving investors room to purchase multi-unit or single-family rentals. County infrastructure investments like the East County Service Center signal long-term stability for rental cash flows.
680
Minimum FICO
20–25%
Down Payment Range
$1,249,125
2026 Conforming Limit
30–45 days
Underwriting Timeline
Investor Loans in Moraga
Investor loans typically require 20% to 25% down and a credit score of 680 or higher. Lenders stress-test your rental income at 75% occupancy to ensure cash flow.
Your debt-to-income ratio matters more on investor loans than primary residence mortgages. Lenders want existing debts plus the new payment below 45% of gross income.
Local decision guide
Use this guide to connect investor loans eligibility, lender expectations, and local market factors before comparing payment options in Moraga.
Moraga sits in Contra Costa County, where the median household income of $125,727 supports strong rental demand. Investor loans let you acquire rental properties without owner-occupancy requirements.
The 2026 conforming limit for Moraga is $1,249,125, giving investors room to purchase multi-unit or single-family rentals. County infrastructure investments like the East County Service Center signal long-term stability for rental cash flows.
Investor loans typically require 20% to 25% down and a credit score of 680 or higher. Lenders stress-test your rental income at 75% occupancy to ensure cash flow.
Investor loans are harder to find than primary residence mortgages because lenders carry more risk. Brokers and portfolio lenders dominate this space; retail banks often decline investor deals.
Underwriting timelines run 30 to 45 days for investor loans because lenders dig deeper. Documentation is heavier: tax returns, profit-and-loss statements, and rental-income appraisals.
Investor loans make sense in Moraga when you're buying a second or third rental. If you're still carrying a mortgage on your owner-occupied home, combined debt-to-income can exceed 45%.
The conforming limit of $1,249,125 keeps rates competitive for rental purchases here. Above that ceiling, rates climb and down payments rise, eroding your cash-on-cash return.
Investor loans differ from primary residence mortgages in how lenders treat income. On a rental, the lender assumes 25% vacancy and may cap rent at market rate.
A conventional primary residence loan lets you put 5% down with PMI. Investor loans require 20% to 25% down with no PMI, but higher equity protects cash flow.
Contra Costa County is breaking ground on a $155 million East County Service Center in Brentwood. That kind of county-level commitment attracts tenants and supports long-term rental demand in Moraga.
Richmond parks are receiving multi-million dollar upgrades including new soccer fields and restrooms. Community improvements make neighborhoods more attractive to renters, which strengthens tenant retention.
Most lenders require a minimum FICO of 680 for investor loans. Some portfolio lenders go as low as 660 with strong rental history.
Yes. Lenders will count 75% of your documented rental income toward qualification. You'll need 12 months of tax returns and a lease agreement.
Investor loans typically require 20% to 25% down. Some portfolio lenders go as low as 15% if you have significant reserves.
No. Investor loans typically run 0.25% to 0.75% higher than primary residence rates. The higher rate reflects increased lender risk on rental properties.
Expect two years of personal tax returns, profit-and-loss statements for existing rentals, and a lease agreement for the property you're buying.