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 threshold are jumbo and carry stricter terms. Most San Pablo purchases stay within this range.

Question 2

Is Contra Costa County an FHA high-cost area?

Accepted Answer

Yes. Contra Costa is designated an FHA high-cost area, which means FHA loan limits match the conforming ceiling at $1,249,125 for 2026.

Question 3

Is Contra Costa County a VA high-cost area?

Accepted Answer

Yes. VA loan limits in Contra Costa County also reach $1,249,125 for 2026, giving eligible veterans full purchasing power in the San Pablo market.

Question 4

How much do I need to put down on a conventional loan?

Accepted Answer

Conventional loans typically require 3% to 20% down. At 20% down or more, you skip PMI entirely. Below 20%, PMI applies until you reach 78% LTV.

Question 5

What credit score do I need to qualify?

Accepted Answer

Most lenders require 620+ FICO for FHA and 640+ for conventional. VA loans are more flexible with credit. Higher scores open access to better rates and lower down payments.

Question 6

Do I need 20% down to avoid PMI?

Accepted Answer

Yes — 20% down is the standard threshold to skip PMI on a conventional loan. Below that, PMI applies and stays until you hit 78% LTV or refinance.

Question 7

What's an FHA loan's minimum down payment?

Accepted Answer

FHA requires 3.5% down with a 580+ FICO score. You'll pay an upfront mortgage insurance premium of 1.75% plus annual MIP for the life of the loan if down payment is under 10%.

Question 8

Can VA borrowers get a zero-down loan?

Accepted Answer

Yes. VA loans offer zero down for eligible veterans, active duty, and surviving spouses with a Certificate of Eligibility. A funding fee applies instead of PMI.

Question 9

How does the East County Service Center affect San Pablo's market?

Accepted Answer

The $155 million East County Service Center under construction in Brentwood improves local access to county services. Better infrastructure typically supports property values and buyer confidence in the region.

Question 10

What income do I need to qualify in San Pablo?

Accepted Answer

Contra Costa County's median household income is $125,727. Lenders typically allow debt-to-income ratios up to 43-50%, so most households in the county can qualify for conventional loans.

Question 11

What's the difference between FHA and conventional?

Accepted Answer

Conventional requires 3-20% down; FHA requires 3.5% down. FHA has lower credit floors but charges mortgage insurance for the loan term if down is under 10%. Conventional PMI cancels at 78% LTV.

Question 12

Do I need to sell my current home first?

Accepted Answer

Not necessarily. Many buyers carry two mortgages briefly or use a bridge loan. Lenders will count your current mortgage payment toward debt-to-income, so plan accordingly.

Question 13

How long does closing take in San Pablo?

Accepted Answer

Conventional closings typically take 30-45 days. FHA and VA can run 35-50 days due to appraisal and inspection requirements. Jumbo loans may extend to 45-60 days.

Question 14

What are typical closing costs in Contra Costa?

Accepted Answer

Closing costs usually run 2-5% of the loan amount. Lenders, title, appraisal, and inspections make up most of the bill. Ask your lender for a Loan Estimate within three business days.

San Pablo mortgage questions answered