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Conforming Loans in Roseville
Conforming loans work well in Roseville because most homes fall under the $806,500 limit that Fannie Mae and Freddie Mac require. You get better rates than jumbo loans and more flexibility than FHA or VA programs.
Placer County sees strong buyer demand from Sacramento commuters and relocating families. Conforming financing moves fast here — lenders know the market and close deals quickly when your credit and income check out.
You need 620 minimum credit for conforming loans, but 740+ unlocks the best rates. Plan on 3% down for first-time buyers or 5-10% if you've owned before. Lenders want debt-to-income under 45% and two years of steady employment.
W-2 earners have the easiest path — two pay stubs and two years of tax returns usually cover it. Self-employed borrowers need more documentation but conforming loans accept well-documented business income without the premium pricing you'd see on other programs.
Over 150 lenders in our network offer conforming loans because Fannie and Freddie buy them on the secondary market. That competition keeps rates tight — we're often seeing 0.25-0.50% spreads between best and worst pricing on identical borrower profiles.
Credit unions price aggressively in Roseville but have slower turn times. National banks close fast but rarely win on rate. Wholesale lenders through brokers like us typically beat both while matching the speed of direct banks.
Most Roseville buyers overpay by going direct to their bank instead of shopping wholesale rates. Your Wells Fargo relationship doesn't matter when you're leaving $3,000-$5,000 on the table versus what we can find across 200 lenders.
Buy down your rate only if you're staying past seven years. Roseville buyers relocate or refinance more than they expect — paying points for a rate you'll abandon in four years burns money. We run break-even analysis on every quote.
Conforming beats FHA on cost if your credit exceeds 680. You dodge mortgage insurance sooner — at 20% equity versus FHA's 11-year requirement. Monthly savings run $150-$250 on a $500,000 loan once you hit that threshold.
Jumbo loans kick in above $806,500 in Placer County. If your target home sits near that line, conforming saves you 0.50-0.75% in rate. On borderline properties, we sometimes suggest lower purchase prices or bigger down payments to stay conforming.
Roseville's newer construction neighborhoods like Fiddyment Farm and West Roseville stay well under conforming limits. Older areas near downtown and Granite Bay borders sometimes push into jumbo territory, especially for larger lots.
Placer County appraisals come in clean — suburban development means comparable sales are easy to find. We rarely see value disputes here. Expect 10-14 day appraisal turns during busy spring and summer months, faster in winter.
$806,500 for single-family homes in 2024. Placer County follows standard limits, not high-cost area rules.
Yes, with 20% down payment you skip PMI entirely. Below that, expect $50-$200 monthly depending on credit score and down payment size.
21-25 days typical with clean financials. We've closed in 15 days when appraisals come back fast and income verification is straightforward.
Absolutely — you need two years of tax returns showing consistent income. Fannie and Freddie accept self-employment, just need solid documentation.
Only if staying 7+ years. Most borrowers refinance or move sooner, making points a losing bet despite the rate reduction.
740 or higher locks top-tier pricing. Below that you pay 0.25-0.50% more per 20-point drop in score.
Mortgage financing for independent contractors and freelancers who earn 1099 income instead of traditional W-2 wages.
Mortgage programs that allow borrowers to qualify based on liquid assets rather than traditional employment income.
Non-QM loans that use 12 to 24 months of bank statements to verify income for self-employed borrowers.
Short-term financing that bridges the gap between buying a new property and selling an existing one.
Debt Service Coverage Ratio loans that qualify investors based on a rental property's income rather than personal income.
Mortgage programs designed for non-US citizens and non-permanent residents who want to purchase property in the United States.
Asset-based short-term loans primarily used by real estate investors for property acquisition and renovation projects.
Mortgages that allow borrowers to pay only the interest for an initial period, resulting in lower monthly payments upfront.
Financing solutions tailored for real estate investors purchasing rental properties, fix-and-flip projects, or investment portfolios.
Home loans for borrowers who have an Individual Taxpayer Identification Number instead of a Social Security number.
Adjustable rate mortgages held in a lender's portfolio rather than sold on the secondary market, offering more flexible terms.
Non-QM mortgages that use a CPA-prepared profit and loss statement to verify income for self-employed borrowers.
Home loans with interest rates that adjust periodically based on market conditions after an initial fixed-rate period.
Specialized mortgage programs designed to support homeownership in underserved communities with flexible qualification criteria.
Financing for building a new home or making major renovations, typically converting to a permanent mortgage upon completion.
Traditional mortgage financing not backed by a government agency, offering flexible terms and competitive rates for qualified borrowers.
Innovative loan products that leverage projected home equity growth to provide favorable financing terms.
Government-insured mortgages from the Federal Housing Administration with low down payments and flexible credit requirements.
A revolving line of credit secured by your home equity that allows you to borrow funds as needed during a draw period.
A fixed-rate second mortgage that provides a lump sum of cash by borrowing against the equity built in your home.
Mortgages that exceed the conforming loan limits set by the FHFA, designed for financing high-value luxury properties.
Loans for homeowners aged 62 and older that convert home equity into cash without requiring monthly mortgage payments.
Government-backed zero down payment mortgages for eligible rural and suburban homebuyers who meet income limits.
Government-guaranteed mortgages for eligible veterans, active-duty service members, and surviving spouses with zero down payment.