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Dos Palos sits in Merced County, where the median household income of $65,044 stretches across a growing market. The new community park completion signals local investment in quality-of-life infrastructure that appeals to families buying here.
County schools are rolling out new safety systems across campuses. That kind of investment matters when you're choosing where to raise a family and build equity.
580 FICO
Minimum FHA Credit Score
3.5% minimum
FHA Down Payment
$832,750
2026 Conforming Limit
30–45 days
Conventional Close Time
Community Mortgages in Dos Palos
Community Mortgages serve buyers with flexible credit and down-payment options tailored to Central Valley incomes. Most borrowers here fall in the $300,000 to $500,000 purchase range, where the county median income supports conventional and FHA paths.
Credit scores of 620+ open doors on FHA with 3.5% down. Conventional buyers typically put 5% to 10% down and benefit from faster closing timelines in this market.
Local decision guide
Use this guide to connect community mortgages eligibility, lender expectations, and local market factors before comparing payment options in Dos Palos.
Dos Palos sits in Merced County, where the median household income of $65,044 stretches across a growing market. The new community park completion signals local investment in quality-of-life infrastructure that appeals to families buying here.
County schools are rolling out new safety systems across campuses. That kind of investment matters when you're choosing where to raise a family and build equity.
Community Mortgages serve buyers with flexible credit and down-payment options tailored to Central Valley incomes. Most borrowers here fall in the $300,000 to $500,000 purchase range, where the county median income supports conventional and FHA paths.
California's Community Mortgage lenders operate through both broker and retail channels. Brokers like ours access multiple wholesale partners, which means faster rate shopping and more flexibility for borrowers with non-standard profiles.
Merced County closings typically run 30–45 days on conventional loans and 40–50 days on FHA. Wholesale lenders here compete on rate and service, not on overlays — underwriting stays clean and predictable.
Community Mortgages shine for Dos Palos buyers with modest down payments and solid income-to-price ratios. When the county median of $65,044 supports a $400,000 purchase, conventional beats FHA on cost and speed.
FHA makes sense if you're putting down 3.5% and want to preserve cash. Above $500,000, jumbo rules apply and the down-payment floor rises — that's where the real qualification tightens.
Conventional Community Mortgages carry higher rates than FHA but skip mortgage insurance at 20% down. FHA rates run lower but tack on lifetime mortgage insurance unless you refinance — that's real money over a decade.
VA loans offer zero down for eligible veterans with no mortgage insurance at all. The funding fee replaces PMI, and rates sit between conventional and FHA — a strong option if you qualify.
Downtown Merced earned California cultural district status, recognizing new business growth and beautification. That kind of regional momentum attracts younger families and supports long-term home values in nearby Dos Palos.
Dunkin' Donuts opening its first Merced location signals retail confidence in the county. When national brands invest in the area, it typically reflects growing population and purchasing power that supports home appreciation.
FHA requires 580+ FICO; conventional needs 620+. Scores above 660 qualify for better rates. Call us with your score for a real quote.
Yes. FHA allows 3.5% down with a 580+ FICO score. Conventional typically starts at 5% down. Both paths work here depending on your savings and credit profile.
The 2026 conforming limit is $832,750. Loans above that are jumbo and carry stricter requirements — 20% down and 700+ FICO are typical.
Conventional loans close in 30–45 days. FHA typically runs 40–50 days. Speed depends on appraisal and title work, but Merced County is straightforward.
Yes. Merced County's median household income of $65,044 supports a $400,000 purchase comfortably on a conventional loan. Debt-to-income limits allow this range.