Question 1

What is the 2026 conforming loan limit in Kern County?

Accepted Answer

The 2026 conforming limit is $832,750. Loans above that amount are jumbo and carry different terms.

Question 2

What's the FHA loan limit in Shafter for 2026?

Accepted Answer

FHA loans in Kern County cap at $541,287 for 2026. This is lower than the conventional limit.

Question 3

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

Accepted Answer

Yes — VA loans allow zero down for eligible veterans and active duty service members. You'll need a Certificate of Eligibility.

Question 4

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

Accepted Answer

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

Question 5

What credit score do I need to qualify for an FHA loan?

Accepted Answer

FHA requires a minimum 580 FICO score. Scores above 620 typically get better rates and terms.

Question 6

How much does FHA mortgage insurance cost?

Accepted Answer

FHA upfront MIP is 1.75% of the loan amount. Annual MIP runs for the life of the loan if you put down less than 10%.

Question 7

What's the minimum down payment for an FHA loan?

Accepted Answer

FHA requires 3.5% down minimum with a 580+ FICO score. This opens homeownership to buyers with limited savings.

Question 8

Is Shafter in a VA high-cost area?

Accepted Answer

No — Kern County is not a VA high-cost area. Standard VA funding fees apply at zero down.

Question 9

What does the VA funding fee cover?

Accepted Answer

The funding fee replaces PMI on VA loans. Veterans with a 10%+ disability rating are exempt from the fee.

Question 10

How does Kern County's median income affect my loan options?

Accepted Answer

Kern County's median household income is $67,660. This figure matters for USDA eligibility, which caps at 115% of area median.

Question 11

Can I use USDA financing in Shafter?

Accepted Answer

USDA loans are available in eligible rural areas of Kern County. Income limits are set per household size and capped at the area-specific threshold.

Question 12

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

Accepted Answer

Conventional loans typically close in 30-45 days. FHA and VA loans may take 45-60 days due to additional inspections.

Question 13

What are typical closing costs in Kern County?

Accepted Answer

Closing costs run 2-5% of the loan amount. Lenders, title companies, and appraisers each charge fees.

Question 14

How does Golden Valley High School's success affect Shafter property values?

Accepted Answer

Golden Valley's recent National SkillsUSA Championship win signals strong school performance. Quality schools attract families and support long-term home values.

Question 15

What's the difference between a jumbo loan and a conforming loan?

Accepted Answer

Jumbo loans exceed the $832,750 conforming limit. They typically require 20%+ down and 700+ FICO.

Mortgage questions from Shafter buyers, answered