Question 1

What is the 2026 conforming loan limit in Contra Costa County?

Accepted Answer

The 2026 conforming limit is $1,249,125. Conventional loans at or below this amount avoid jumbo pricing. Above it, jumbo terms apply.

Question 2

Is Moraga an FHA high-cost area?

Accepted Answer

Yes. Moraga is an FHA high-cost area. This affects FHA loan limits and mortgage insurance calculations.

Question 3

Is Moraga a VA high-cost area?

Accepted Answer

Yes. Moraga qualifies as a VA high-cost area. VA buyers should expect this to influence funding fees.

Question 4

What down payment do Moraga buyers typically make?

Accepted Answer

Conventional buyers often put 10% to 20% down. FHA allows 3.5% down with 580+ FICO. VA buyers can put zero down with a Certificate of Eligibility.

Question 5

What credit score do I need to buy in Moraga?

Accepted Answer

Conventional loans typically require 620+ FICO. FHA accepts 580+ FICO with 3.5% down. Most VA lenders want 620+ FICO.

Question 6

Do I need PMI on a conventional loan in Moraga?

Accepted Answer

Yes, if you put down less than 20%. PMI cancels at 78% LTV automatically or at 80% LTV on request. At 20% down, PMI is not required.

Question 7

How does the East County Service Center affect Moraga?

Accepted Answer

The $155M East County Service Center in Brentwood improves regional infrastructure. Better county services typically support stable property values in nearby Moraga.

Question 8

What is the FHA loan limit in Moraga for 2026?

Accepted Answer

The 2026 FHA limit is $1,249,125. FHA upfront mortgage insurance is 1.75% of the loan amount. This rolls into your loan balance.

Question 9

What is the VA loan limit in Moraga for 2026?

Accepted Answer

The 2026 VA limit is $1,249,125. VA buyers can borrow up to this amount with zero down. No PMI applies; the funding fee replaces it.

Question 10

Can I get a VA loan with zero down in Moraga?

Accepted Answer

Yes. VA loans allow zero down for eligible veterans and surviving spouses. You need a Certificate of Eligibility to qualify.

Question 11

Do VA buyers pay a funding fee in Moraga?

Accepted Answer

Yes. VA funding fees start at 2.15% for first-time buyers at zero down. Veterans with a 10%+ disability rating are exempt.

Question 12

What income do I need to qualify for a Moraga home?

Accepted Answer

Contra Costa County's median household income is $125,727. Most lenders use a 43% to 50% debt-to-income ratio. Your qualifying income depends on debts and loan amount.

Question 13

When do I need a jumbo loan in Moraga?

Accepted Answer

If your loan exceeds $1,249,125, you need a jumbo loan. Jumbo loans typically require 20%+ down and 700+ FICO. Rates usually run 0.125% to 0.5% above conforming.

Question 14

What is the difference between FHA and conventional in Moraga?

Accepted Answer

FHA requires 3.5% down and mortgage insurance for the life of the loan if down is under 10%. Conventional requires 5% to 20% down. Conventional rates are typically lower.

Moraga mortgage FAQ for Contra Costa County buyers