Question 1

What's the conforming loan limit in Orange Cove for 2026?

Accepted Answer

$832,750 for single-family homes. This covers virtually every property in the city. Anything above triggers jumbo loan requirements and different pricing.

Question 2

Can I use a conforming loan on a property with ag zoning?

Accepted Answer

Yes, as long as the property is 10 acres or less and you're using it as a primary residence. Lenders treat it like a standard single-family purchase.

Question 3

How much does PMI cost on a conforming loan?

Accepted Answer

Typically 0.3-1.5% of the loan amount annually, depending on credit score and down payment. It drops off automatically when you hit 78% loan-to-value through payments or appreciation.

Question 4

Do I qualify if I'm self-employed in farming?

Accepted Answer

Yes, with two years of tax returns showing consistent profit. We average the income across both years. Losses in one year can complicate things.

Question 5

How long does conforming loan approval take in Orange Cove?

Accepted Answer

Initial approval happens in 24-48 hours via automated underwriting. Full clear-to-close typically lands in 10-14 days. Total closing averages 18-21 days.

Conforming Loans in Orange Cove: Straightforward Financing for Most Buyers