Question 1

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

Accepted Answer

The 2026 conforming limit is $1,249,125. Loans above that are jumbo and carry stricter requirements. Most Duarte buyers stay within conforming range.

Question 2

How much do I need to put down to buy in Duarte?

Accepted Answer

Conventional loans typically require 5% to 20% down. FHA allows 3.5% down with 580+ FICO. VA buyers with a Certificate of Eligibility can put zero down.

Question 3

Do I need 20% down to avoid PMI?

Accepted Answer

Yes — 20% down eliminates PMI on conventional loans. Below 20%, PMI applies until you reach 78% LTV. You can request cancellation at 80% LTV.

Question 4

Is Los Angeles County an FHA high-cost area?

Accepted Answer

Yes. Los Angeles County is an FHA high-cost area. FHA limits match the conforming limit of $1,249,125 for 2026.

Question 5

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

Accepted Answer

Yes. VA loans allow zero-down financing for eligible veterans and surviving spouses with a Certificate of Eligibility. A funding fee applies instead of PMI.

Question 6

What credit score do I need to qualify?

Accepted Answer

Conventional loans typically require 620+ FICO. FHA goes down to 580+ FICO. VA has no strict minimum but most lenders prefer 620+.

Question 7

How does LAUSD's budget situation affect home values in Duarte?

Accepted Answer

LAUSD's fiscal pressures may influence school ratings and buyer sentiment. Families often factor school stability into purchase decisions. Strong schools support home values over time.

Question 8

What's the median household income in Los Angeles County?

Accepted Answer

Los Angeles County's median household income is $87,760. This figure helps determine USDA loan eligibility. It also affects debt-to-income capacity for conventional and FHA loans.

Question 9

Are jumbo loans available in Duarte?

Accepted Answer

Yes. Jumbo loans above $1,249,125 require 700+ FICO and typically 20% down. Rates usually run 0.125% to 0.5% above conforming loans.

Question 10

Can I use USDA financing in Duarte?

Accepted Answer

USDA loans are available in eligible rural areas of Los Angeles County. Income limits are set per household size. Check your specific address for eligibility.

Question 11

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

Accepted Answer

Most conventional loans close in 30 to 45 days. FHA and VA can take 40 to 60 days. Jumbo loans may extend to 60+ days.

Question 12

What's the difference between FHA and VA loans?

Accepted Answer

FHA requires 3.5% down minimum and MIP for the loan term. VA allows zero down with a funding fee. Both have lower credit requirements than conventional.

Question 13

Do I need to sell my current home before buying in Duarte?

Accepted Answer

Not necessarily. Bridge loans and contingent offers can help you buy before selling. Lenders will factor both properties into your debt-to-income ratio.

Question 14

What closing costs should I expect?

Accepted Answer

Closing costs typically run 2% to 5% of the loan amount. This includes appraisal, title, escrow, and lender fees. Ask your lender for a Loan Estimate within three days.

Duarte mortgage questions answered