Question 1

What is the conforming loan limit in Imperial County for 2026?

Accepted Answer

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

Question 2

Can I get an FHA loan in Westmorland?

Accepted Answer

Yes. FHA loans are available in Imperial County with a minimum 3.5% down payment and a 580 FICO score. The 2026 FHA limit is $541,287.

Question 3

Is Imperial County an FHA high-cost area?

Accepted Answer

No. Imperial County is not designated as an FHA high-cost area, so standard FHA limits and insurance rates apply to your loan.

Question 4

What credit score do I need to qualify for a conventional loan?

Accepted Answer

Most lenders require a 620 FICO score minimum for conventional loans. Some programs go lower, but 620 is the standard floor in California.

Question 5

How much do I need to put down to avoid PMI?

Accepted Answer

Yes — 20% down eliminates PMI on a conventional loan. Below 20%, PMI applies until you reach 78% LTV through home appreciation or extra payments.

Question 6

Can I get a VA loan with zero down in Westmorland?

Accepted Answer

Yes. VA loans allow zero down for eligible veterans, active duty, and surviving spouses with a Certificate of Eligibility. No PMI applies; a funding fee replaces it.

Question 7

What is the VA funding fee?

Accepted Answer

At zero down, the VA funding fee is 2.15% of the loan amount. If you've used a VA loan before, the fee rises to 3.3%. A 10%+ VA disability rating exempts you from the fee.

Question 8

Is Imperial County a VA high-cost area?

Accepted Answer

No. Imperial County is not a VA high-cost area, so standard VA loan terms and limits apply here.

Question 9

What does the median household income in Imperial County tell me about qualifying?

Accepted Answer

The county median is $56,393. Lenders use your debt-to-income ratio, not income alone, to qualify you. Higher income helps, but your debts matter equally.

Question 10

How does Holtville High School's ranking affect the Westmorland market?

Accepted Answer

Holtville High School ranks as the best in Imperial County per U.S. News. Strong schools attract families and can support property values in nearby areas like Westmorland.

Question 11

What happens if I put down less than 3.5% on an FHA loan?

Accepted Answer

FHA requires a minimum 3.5% down payment. You cannot go lower. If you have less saved, conventional loans with 3% down may work, but they require a higher credit score.

Question 12

Do I need 10% down to avoid FHA mortgage insurance for life?

Accepted Answer

Yes. With 10% or more down on FHA, mortgage insurance cancels after 11 years. Below 10% down, FHA MIP runs for the life of the loan.

Question 13

Can I use USDA financing in Westmorland?

Accepted Answer

Possibly. USDA loans require zero down and apply only in USDA-eligible rural areas. Westmorland may qualify, but you must verify eligibility and meet USDA's published income cap for this county.

Question 14

What is the upfront MIP cost on an FHA loan?

Accepted Answer

FHA charges 1.75% upfront mortgage insurance, rolled into your loan amount. On a typical FHA loan, that cost gets added to what you borrow.

Question 15

How long does it take to close a mortgage in California?

Accepted Answer

Most mortgages close in 30 to 45 days. Complex files or appraisal delays can extend this. Start the process early if you have a closing deadline.

Westmorland mortgage questions answered