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Conventional Loans in San Juan Bautista
San Juan Bautista sits in a county where conventional loans handle most purchases outside the high-stakes coastal corridor. You'll find them financing everything from vintage downtown homes to newer builds on the outskirts.
The smaller market size means lenders scrutinize files harder than they would in San Jose. Your credit and income documentation need to be tight because underwriters don't give small-town deals the same leeway they give volume markets.
You need 620 minimum credit, though 740+ gets you the best pricing. Most San Juan Bautista buyers put down 10-20% because the market rewards skin in the game.
Debt-to-income can't exceed 50% on most files. Lenders want to see two years of stable employment and reserves covering 2-6 months of payments depending on your down payment size.
We access 200+ wholesale lenders who price conventional loans differently based on property type and location. San Benito County isn't high-cost, so standard conforming limits apply—$806,500 for single-family homes in 2025.
Portfolio lenders sometimes offer better terms on older homes near the mission district where condition issues spook automated underwriting. Credit unions price aggressively but move slower than wholesale channels.
Properties built before 1978 trigger lead paint disclosures that can delay closing. Factor in 10 extra days if you're buying something with character in the historic core.
Appraisals take longer here because the comp pool is shallow. We order them day one to avoid rate lock expirations. If you're self-employed, conventional underwriting wants 24 months of tax returns showing consistent income—no exceptions in smaller markets.
FHA loans require just 3.5% down but stick you with mortgage insurance for the loan's life. Conventional lets you drop PMI at 80% loan-to-value, saving hundreds monthly once you build equity.
Jumbo loans kick in above $806,500 and demand 720+ credit with bigger reserves. Most San Juan Bautista purchases stay under that threshold, making conventional the cleanest path to approval.
San Juan Bautista's housing stock splits between updated homes that appraise clean and fixer properties that need renovation financing. Conventional works for turnkey purchases but struggles with major repairs flagged by appraisers.
Water and septic situations matter more in rural pockets of San Benito County. Lenders want well and septic certifications before funding, adding inspection costs and timeline. Properties on city systems close faster.
You can put down as little as 3% on conventional loans, but 10-20% avoids PMI and gets better rates. Most local buyers land in that range based on what we see approved.
Plan on 30-40 days from application to closing. Appraisals take longer in San Benito County due to limited comparable sales, so we start those immediately.
Yes, but properties built before 1978 need lead paint inspections. Some lenders get nervous about condition on historic homes, which is where portfolio lenders help.
620 is the floor, but you'll pay premium pricing. We see the best approvals and rates starting at 740 credit with clean payment history.
You'll pay PMI with less than 20% down, but it drops once you hit 80% loan-to-value. FHA mortgage insurance never goes away, making conventional cheaper long-term.
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.
Mortgages that meet the guidelines and loan limits set by Fannie Mae and Freddie Mac for secondary market purchase.
Financing for building a new home or making major renovations, typically converting to a permanent mortgage upon completion.
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.