Question 1

What is the conforming loan limit in Merced County?

Accepted Answer

Merced County uses the baseline conforming limit set by the FHFA each year. Most Livingston purchases fall well under that ceiling.

Question 2

Can I use a conforming loan with agricultural income?

Accepted Answer

Yes, but the lender needs to average your income carefully. Seasonal or variable ag income requires the right underwriter — we know which lenders handle it.

Question 3

How does PMI work on a conforming loan?

Accepted Answer

PMI is required if you put down less than 20%. It cancels automatically once your equity reaches 20% of the original home value.

Question 4

Is a conforming loan better than FHA in Livingston?

Accepted Answer

If your credit is 680+, conforming usually wins. Lower long-term cost and no permanent mortgage insurance like FHA carries.

Question 5

What credit score do I need for the best conforming rate?

Accepted Answer

You need at least 620 to qualify. To get the best pricing tier, aim for 740 or higher before applying.

Conforming Loans in Livingston, CA