Question 1

What's the conforming loan limit in Sacramento County for 2026?

Accepted Answer

The 2026 conforming limit is $832,750. VA loans also cap at $832,750. FHA loans top out at $764,750 in this high-cost area.

Question 2

Is Citrus Heights an FHA high-cost area?

Accepted Answer

Yes. Citrus Heights qualifies as an FHA high-cost area. FHA borrowers may face slightly different pricing than in non-high-cost counties.

Question 3

How much down payment do I need to buy in Citrus Heights?

Accepted Answer

Conventional loans typically require 3% to 20% down. FHA allows 3.5% down with a 580+ credit score. VA loans offer zero-down for eligible veterans.

Question 4

What credit score do I need to qualify for a mortgage in Citrus Heights?

Accepted Answer

Most conventional lenders want 620+ FICO. FHA accepts 580+ FICO with 3.5% down. VA loans have no official minimum, though most lenders prefer 620+.

Question 5

Do I need PMI on a conventional loan in Citrus Heights?

Accepted Answer

Yes, if you put down less than 20%. PMI applies when your down payment is below 20% (LTV above 80%). It cancels automatically at 78% LTV.

Question 6

What's the difference between FHA and conventional loans in Citrus Heights?

Accepted Answer

FHA requires mortgage insurance for the life of the loan if down is under 10%. Conventional PMI cancels at 78% LTV. FHA also allows lower credit scores.

Question 7

Can I get a VA loan with zero down in Citrus Heights?

Accepted Answer

Yes. VA loans offer zero-down for eligible veterans, active-duty service members, and surviving spouses with a Certificate of Eligibility. No PMI applies; a funding fee replaces it.

Question 8

What's the VA funding fee in Citrus Heights?

Accepted Answer

The funding fee is 2.15% at zero down for first-time VA users. Subsequent VA loans carry a 3.3% fee. Veterans with a 10%+ disability rating are exempt.

Question 9

How does school funding affect the Citrus Heights market?

Accepted Answer

Sacramento City Unified faces a significant budget deficit. This uncertainty has made some buyers more cautious about timing their purchase. School quality remains a key factor in neighborhood selection.

Question 10

What income do I need to qualify for a mortgage in Citrus Heights?

Accepted Answer

Lenders typically want your debt-to-income ratio below 43%. With Sacramento County's median income at $88,724, most households can qualify for conventional loans in a solid price range.

Question 11

Can I buy a jumbo loan in Citrus Heights?

Accepted Answer

Yes. Any loan above $832,750 is jumbo. Jumbo loans typically require 700+ FICO, 20% down, and six months of reserves. Rates usually run 0.125% to 0.5% above conforming.

Question 12

How long does it take to close a mortgage in Citrus Heights?

Accepted Answer

Conventional loans typically close in 30 to 45 days. FHA loans may take 40 to 50 days due to appraisal and underwriting requirements. VA loans follow a similar timeline.

Question 13

What are closing costs in Citrus Heights?

Accepted Answer

Closing costs typically run 2% to 5% of the loan amount. This includes appraisal, title, underwriting, and lender fees. Your lender will provide a detailed estimate within three days of application.

Citrus Heights mortgage questions answered