Question 1

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

Accepted Answer

The 2026 conforming limit is $832,750. VA loans also max out at $832,750. FHA loans cap at $541,287.

Question 2

Is Fresno County an FHA high-cost area?

Accepted Answer

No. Fresno County is not designated as an FHA high-cost area. Standard FHA rules apply with 3.5% minimum down payment.

Question 3

Is Fresno County a VA high-cost area?

Accepted Answer

No. Fresno County is not a VA high-cost area. VA loans follow standard funding-fee rules for eligible borrowers.

Question 4

What credit score do I need to buy in Reedley?

Accepted Answer

Conventional loans typically require 620 or higher. FHA accepts 580 with a 3.5% down payment. VA loans have no hard floor but most lenders want 620+.

Question 5

How much do I need to put down on a Reedley home?

Accepted Answer

Conventional loans require 3% to 20% down. FHA requires 3.5% minimum with 580+ FICO. VA loans allow zero down for eligible borrowers.

Question 6

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

Accepted Answer

Yes. At 20% down (80% LTV), you skip PMI entirely. Below 20% down, PMI applies until you reach 78% LTV.

Question 7

What's the FHA mortgage insurance cost?

Accepted Answer

FHA charges 1.75% upfront mortgage insurance added to your loan. Annual MIP runs for life if down payment is under 10%. With 10%+ down, MIP cancels after 11 years.

Question 8

Do VA loans have PMI?

Accepted Answer

No. VA loans skip PMI entirely. Eligible borrowers pay a funding fee instead. First-time use at zero down is 2.15%. Borrowers with 10%+ VA disability rating are exempt.

Question 9

How does the Tower District Porchfest affect the Reedley market?

Accepted Answer

The annual Porchfest draws visitors and strengthens community appeal. Active cultural events support property values. Homes near walkable, event-rich areas often see steady demand.

Question 10

What's the income requirement for a USDA loan in Fresno County?

Accepted Answer

USDA loans require household income at or below the area-specific threshold set by USDA for this county. The cap varies by family size.

Question 11

Can I get a jumbo loan above $832,750 in Reedley?

Accepted Answer

Yes. Jumbo loans exceed the $832,750 conforming limit. They typically require 700+ FICO, 20% down, and 6-12 months of reserves.

Question 12

How long does closing take in Fresno County?

Accepted Answer

Most closings take 30 to 45 days from application to funding. FHA and VA loans may take slightly longer due to appraisal steps.

Question 13

What are typical property taxes in Reedley?

Accepted Answer

Fresno County property taxes run roughly 0.76% of assessed value annually. Your actual bill depends on purchase price and local assessments.

Question 14

Can I refinance my FHA loan to a conventional loan?

Accepted Answer

Yes. Once you build equity to 20% down (80% LTV), refinancing to conventional eliminates FHA mortgage insurance. Compare closing fees against long-term savings.

Question 15

What's the restaurant scene like in Fresno, and does it affect home values?

Accepted Answer

Fresno is experiencing a restaurant boom with at least 17 new establishments in development. Growing dining scenes attract residents and support neighborhood vitality.

Reedley mortgage questions answered