Question 1

What's the FHA loan limit in San Joaquin?

Accepted Answer

$498,257 for single-family homes in Fresno County. Most San Joaquin properties fall well under this limit, making FHA accessible for nearly all local inventory.

Question 2

Can I use FHA for a home on well water?

Accepted Answer

Yes, but FHA requires well water testing to verify potability. Budget $200-400 for testing and potential treatment if contaminants appear.

Question 3

How long after foreclosure can I get FHA in San Joaquin?

Accepted Answer

Three years from foreclosure completion with re-established credit. You need documented extenuating circumstances and clean credit since the event.

Question 4

Does FHA work for fixer-uppers in San Joaquin?

Accepted Answer

Standard FHA requires homes be move-in ready with no safety hazards. For properties needing work, FHA 203(k) renovation loans bundle purchase and repairs.

Question 5

Can farmworkers qualify for FHA loans?

Accepted Answer

Yes, with two-year work history in agriculture. Seasonal gaps are acceptable if you return to the same employer or industry annually.

Question 6

Why use a broker for FHA in small towns?

Accepted Answer

Rural pricing varies wildly between lenders. We find those treating San Joaquin as standard territory rather than adding remote location fees.

FHA Loans in San Joaquin: Low Down Payment Access to Central Valley Housing