Question 1

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

Accepted Answer

The 2026 conforming limit for Merced County is $832,750. Loans above that amount are considered jumbo.

Question 2

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

Accepted Answer

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

Question 3

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

Accepted Answer

FHA requires 3.5% down with a 580+ FICO score. The 2026 FHA limit in Merced County is $541,287.

Question 4

Can I get a VA loan with zero down?

Accepted Answer

Yes — eligible veterans and active duty can borrow up to the 2026 VA limit of $832,750 with zero down.

Question 5

Is Merced County an FHA high-cost area?

Accepted Answer

No. Merced County is not an FHA high-cost area. Standard FHA limits apply throughout the county.

Question 6

What credit score do I need for a conventional loan?

Accepted Answer

Most lenders require 620+ FICO for conventional loans. Scores of 680+ open better rates and terms.

Question 7

How does the new community park affect Livingston's market?

Accepted Answer

The completed Phase 1 community park adds amenity value. New parks typically boost neighborhood appeal and property appreciation.

Question 8

What's the difference between FHA and VA loans?

Accepted Answer

VA loans offer zero down and no PMI for eligible borrowers. FHA requires 3.5% down and charges mortgage insurance.

Question 9

Can I carry two mortgages while buying in Livingston?

Accepted Answer

Yes — if you have sufficient equity or savings, carrying two mortgages is possible. Lenders require strong debt-to-income ratios.

Question 10

What is the VA funding fee?

Accepted Answer

The VA funding fee replaces PMI. At zero down on a first-time VA purchase, the fee is 2.15% of the loan amount.

Question 11

Can I use USDA financing in Livingston?

Accepted Answer

USDA loans are available in eligible rural areas of Merced County. Borrowers must meet income limits set per household size.

Question 12

How long does it take to close on a home in Livingston?

Accepted Answer

Most conventional loans close in 30 to 45 days. FHA and VA loans may take 45 to 60 days.

Livingston mortgage questions answered