Question 1

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

Accepted Answer

The 2026 conforming limit is $832,750. Loans above this amount are jumbo and typically require 20% down and a 700+ credit score.

Question 2

Is Fresno County an FHA high-cost area?

Accepted Answer

No. Fresno County is not an FHA high-cost area. The 2026 FHA limit here is $541,287.

Question 3

Is Fresno County a VA high-cost area?

Accepted Answer

No. Fresno County is not a VA high-cost area. VA loans can reach the conforming limit of $832,750 with zero down.

Question 4

How much down payment do I need to avoid PMI?

Accepted Answer

Yes — 20% down eliminates PMI on a conventional loan. Below 20% down, PMI applies until you reach 78% LTV.

Question 5

What credit score do I need for an FHA loan?

Accepted Answer

FHA requires a minimum 580 FICO for 3.5% down. Some lenders require 620 or higher, so verify with your lender.

Question 6

How does the Fresno restaurant boom affect Orange Cove home values?

Accepted Answer

New dining options in nearby Fresno increase the area's appeal. Buyers relocating for work often factor in these amenities when choosing neighborhoods.

Question 7

What's the difference between FHA and VA loans?

Accepted Answer

VA loans offer zero down for eligible veterans with no PMI. FHA requires 3.5% down and charges mortgage insurance for the life of the loan if down is under 10%.

Question 8

Can I get a VA loan with a disability rating below 10%?

Accepted Answer

Yes — VA loans are available to eligible veterans regardless of disability rating. A 10% or higher disability rating exempts you from the funding fee.

Question 9

How long does FHA mortgage insurance last?

Accepted Answer

FHA mortgage insurance runs for the life of the loan if down payment is under 10%. With 10% or more down, it cancels after 11 years.

Question 10

What income do I need to qualify in Orange Cove?

Accepted Answer

Fresno County's median household income is $71,434. Most lenders use a 43% to 50% debt-to-income ratio to determine qualifying income.

Question 11

Are jumbo loans available in Orange Cove?

Accepted Answer

Yes. Jumbo loans above $832,750 typically require 20% down, 700+ FICO, and 6-12 months of liquid reserves. Rates usually run 0.125% to 0.5% above conforming.

Question 12

What's the upfront cost of an FHA loan?

Accepted Answer

FHA charges an upfront mortgage insurance premium of 1.75% of the loan amount. This is typically rolled into the loan balance.

Question 13

Can I use USDA financing in Orange Cove?

Accepted Answer

USDA loans may be available in eligible rural areas near Orange Cove. Income limits are set per household size and subject to USDA's published cap for this county.

Orange Cove mortgage FAQ for Fresno County buyers