Question 1

What's the conforming loan limit in Contra Costa County for 2026?

Accepted Answer

The 2026 conforming limit is $1,249,125. Loans above that amount are jumbo loans.

Question 2

Is Contra Costa County an FHA high-cost area?

Accepted Answer

Yes. Contra Costa is designated an FHA high-cost area for 2026. FHA loan limits match the conforming limit here.

Question 3

Is Contra Costa County a VA high-cost area?

Accepted Answer

Yes. VA loans in Contra Costa are subject to high-cost-area rules for 2026. Your funding fee reflects this designation.

Question 4

How much do I need to put down to buy in Orinda?

Accepted Answer

Conventional loans typically require 5% to 20% down. FHA requires 3.5% minimum with 580+ FICO. VA allows zero down for eligible veterans.

Question 5

What credit score do I need to qualify for a mortgage in Orinda?

Accepted Answer

Conventional loans usually require 620+ FICO. FHA loans start at 580+ FICO. VA loans typically expect 580+ FICO as well.

Question 6

Does the Brentwood East County Service Center affect Orinda home values?

Accepted Answer

The $155 million service center improves county infrastructure and accessibility. Better services support stable property values in surrounding areas.

Question 7

Do I need 20% down to avoid PMI on a conventional loan?

Accepted Answer

Yes. At 20% down (80% LTV), PMI is not required. Below 20% down, PMI applies until you reach 78% LTV.

Question 8

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

Accepted Answer

Yes. VA loans allow zero down for eligible veterans and surviving spouses with a Certificate of Eligibility.

Question 9

What's the FHA upfront mortgage insurance premium?

Accepted Answer

FHA charges 1.75% of the loan amount as upfront MIP. This amount rolls into your loan balance at closing.

Question 10

How long does FHA mortgage insurance last?

Accepted Answer

If you put down less than 10%, FHA MIP runs for the life of the loan. With 10%+ down, it cancels after 11 years.

Question 11

What's a VA funding fee and do I have to pay it?

Accepted Answer

The VA funding fee replaces PMI. At zero down, it's 2.15% of the loan amount. Veterans with 10%+ VA disability rating are exempt.

Question 12

Are jumbo loans available in Orinda above $1,249,125?

Accepted Answer

Yes. Jumbo loans are available for purchases above the conforming limit. Jumbo rates typically run 0.125% to 0.5% higher than conforming.

Question 13

What down payment do jumbo loans typically require?

Accepted Answer

Jumbo loans usually require 20% down minimum. Lenders also look for strong reserves and 700+ FICO.

Question 14

How does the Contra Costa median income affect my mortgage qualification?

Accepted Answer

Lenders use area median income for certain programs like USDA loans. At $125,727 county median, most Orinda buyers exceed income thresholds.

Question 15

What programs work best for first-time homebuyers in Orinda?

Accepted Answer

FHA loans are popular for first-time buyers with lower down payments. Conventional loans work if you have 5%+ saved and 620+ FICO.

Orinda mortgage questions answered