Loading
Loading
South Lake Tahoe's real estate market moves with the seasons. Spring brings new listings as winter weather clears. Homes here range from $450K starter cabins to $2M+ lakefront properties.
El Dorado County's median household income of $106,190 supports homes in the $600K–$750K range comfortably. At that price point, a 20% down payment and solid credit open doors to rates and terms tailored to your situation.
620 FICO
Minimum Credit Score
3% to 20%
Down Payment Range
$832,750
Conforming Limit (2026)
30–45 days
Typical Closing
$106,190
County Median Income
Community Mortgages in South Lake Tahoe
Community Mortgages typically start at 620 FICO and accept down payments from 3% to 20%. Credit score, income stability, and debt-to-income ratio matter most.
El Dorado County's $106,190 median household income stretches to cover a $500K–$650K home with 20% down. If you're putting down less, your debt-to-income ratio tightens.
Local decision guide
Use this guide to connect community mortgages eligibility, lender expectations, and local market factors before comparing payment options in South Lake Tahoe.
South Lake Tahoe's real estate market moves with the seasons. Spring brings new listings as winter weather clears. Homes here range from $450K starter cabins to $2M+ lakefront properties.
El Dorado County's median household income of $106,190 supports homes in the $600K–$750K range comfortably. At that price point, a 20% down payment and solid credit open doors to rates and terms tailored to your situation.
Community Mortgages typically start at 620 FICO and accept down payments from 3% to 20%. Credit score, income stability, and debt-to-income ratio matter most.
Community Mortgages in California sit between retail banks and portfolio lenders. Retail banks (Wells Fargo, Chase) sell loans to investors and follow strict overlays.
In South Lake Tahoe specifically, local brokers and credit unions often offer Community Mortgages because they understand the market. Second homes, investment properties, and seasonal income are normal here.
Community Mortgages make sense in South Lake Tahoe when you have solid credit (640+) but non-traditional income or a property that doesn't fit conventional boxes. A second home, a rental, or a cabin with seasonal rental income? Community lenders get it.
They don't make sense if you're buying your primary residence with 20% down, perfect credit, and W-2 income. Conventional loans will beat them on rate and terms.
Conventional loans offer lower rates but demand 20% down and pristine credit. Community Mortgages accept 3% down and work with 620 FICO. The tradeoff: Community rates run higher and you'll carry PMI below 20% down.
FHA loans also accept lower down payments and credit scores, but they carry lifetime mortgage insurance if you put down less than 10%. Community Mortgages often cancel PMI at 78% LTV without refinancing.
Gold Dust Pizza just opened in El Dorado Hills, signaling the region's growing food and entertainment scene. That kind of expansion matters for Tahoe buyers because it reflects economic confidence in the broader county.
The El Dorado Hills Arts and Entertainment Foundation's free Mother's Day concert at Marshall Amphitheater shows the county investing in community life.
Yes. Community Mortgages typically start at 620 FICO, though rates improve above 640. Conventional loans usually require 680+. Your rate will be higher, but you'll qualify when banks won't.
3% to 20%. At 3% down, you'll carry PMI until you hit 78% LTV. At 20% down, no PMI. Most Tahoe buyers put 5–15% down and plan to refinance or build equity to cancel insurance. Community lenders are flexible on the exact amount.
Yes. That's where they shine. Conventional lenders tighten rates and down-payment rules for investment properties. Community lenders treat second homes and rentals as normal.
30–45 days typically. Community lenders move faster than big banks because they keep loans in-house. If your file is clean and your property appraises, you could close in 30 days. Seasonal delays (winter storms, appraisal backlogs) can add time.
Yes, the rate will be higher—typically 0.25% to 0.75% above conventional. But if you're putting down less than 20%, PMI on a conventional loan might cost more over time. Community PMI cancels at 78% LTV; conventional requires refinancing.