Question 1

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

Accepted Answer

The 2026 conforming limit is $1,249,125. Loans above this amount are jumbo loans and typically require 20% down and stronger credit.

Question 2

Do I need 20% down to buy in Seal Beach?

Accepted Answer

Yes — conventional loans allow 5% down, though you'll pay PMI until you reach 20% equity. FHA accepts 3.5% down with a 580+ credit score.

Question 3

Is Orange County an FHA high-cost area?

Accepted Answer

Yes. Orange County is designated as an FHA high-cost area for 2026. FHA loan limits match the conforming limit of $1,249,125.

Question 4

What credit score do I need for a conventional loan?

Accepted Answer

Most lenders require 620+ for conventional financing. Scores above 740 qualify for better rates. Jumbo loans typically ask for 700+ FICO.

Question 5

How much does PMI cost on a conventional loan?

Accepted Answer

PMI typically runs 0.3% to 1.5% annually based on your down payment and credit score. It cancels at 78% LTV automatically.

Question 6

Can I get an FHA loan in Seal Beach with limited savings?

Accepted Answer

Yes. FHA loans require just 3.5% down with a 580+ FICO. You'll pay an upfront mortgage insurance premium of 1.75%.

Question 7

What is the VA loan limit in Orange County?

Accepted Answer

VA loans have no loan-amount limit. The 2026 conforming limit of $1,249,125 applies to VA loans in Orange County. VA loans are zero-down with no PMI.

Question 8

Do VA buyers pay a funding fee in California?

Accepted Answer

Yes. First-time VA buyers pay a 2.15% funding fee at zero down. Veterans with a 10% or higher VA disability rating are exempt.

Question 9

What does the Newport Mesa school e-bike ban mean for families?

Accepted Answer

Starting the 2026-27 school year, elementary and middle school students can't ride e-bikes to campus. Families should plan for alternative transportation.

Question 10

How does Orange County's median income affect USDA eligibility?

Accepted Answer

USDA loans require household income at or below the area-specific threshold for this county, scaled by family size. Check USDA's published cap for this county.

Question 11

What's the difference between FHA and VA loans?

Accepted Answer

FHA requires 3.5% down minimum and charges mortgage insurance for the loan term. VA requires zero down and charges a one-time funding fee.

Question 12

Can I refinance my VA loan later?

Accepted Answer

Yes. VA loans can be refinanced into another VA loan or a conventional loan. VA Streamline refinances skip the appraisal and underwriting.

Question 13

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

Accepted Answer

Most conventional and FHA loans close in 30 to 45 days. VA loans typically take 40 to 50 days due to additional verification.

Question 14

What closing costs should I expect in Orange County?

Accepted Answer

Closing costs typically range from 2% to 5% of the purchase price. FHA and VA loans may allow sellers to cover some costs.

Question 15

Do I need a perfect credit score for a jumbo loan?

Accepted Answer

No. Most jumbo lenders accept 700+ FICO. Jumbo loans typically require 20% down and 6 to 12 months of reserves.

Seal Beach mortgage questions answered