Question 1

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

Accepted Answer

The 2026 conforming limit is $1,249,125. FHA and VA loans can also reach this amount. Anything above it requires jumbo financing.

Question 2

Is San Benito County an FHA high-cost area?

Accepted Answer

Yes. San Benito County is designated an FHA high-cost area, which means FHA loans can go up to $1,249,125 in 2026. This matches the conventional limit.

Question 3

Can I get a VA loan up to the full conforming limit here?

Accepted Answer

Yes. VA loans in San Benito County can reach $1,249,125 in 2026. Zero-down financing is available for eligible veterans and active-duty service members.

Question 4

What down payment do most San Juan Bautista buyers put down?

Accepted Answer

Conventional buyers typically put 5% to 10% down. FHA allows 3.5% down with a 580+ credit score. VA buyers can go zero down if eligible.

Question 5

What credit score do I need to qualify for a mortgage here?

Accepted Answer

Conventional loans typically start at 620 FICO. FHA goes as low as 580 FICO. VA has no minimum, but lenders often require 580+.

Question 6

How does the free vision care program affect schools in San Juan Bautista?

Accepted Answer

The vision care coalition launched by San Benito County fills gaps in Medi-Cal coverage for students. Better student health supports school attendance and performance, which matters to families buying here.

Question 7

Do I need to sell my current home before buying in San Juan Bautista?

Accepted Answer

Selling first isn't required, but significant equity helps. If you're carrying a mortgage, lenders count that payment in your debt-to-income ratio. Bridge loans can help if timing is tight.

Question 8

What's the income requirement to qualify for a mortgage here?

Accepted Answer

There's no hard income floor, but lenders use debt-to-income ratios. Most require your housing payment to be 28% or less of gross income. San Benito County's median is $108,289.

Question 9

Can I get an FHA loan with less than 3.5% down?

Accepted Answer

No. FHA's minimum down payment is 3.5% with a 580+ credit score. Ten percent down lets you skip mortgage insurance after 11 years instead of carrying it for life.

Question 10

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

Accepted Answer

Yes. Twenty percent down (80% LTV) is the only way to skip PMI on a conventional loan. Below that, PMI applies until you reach 78% LTV or request cancellation at 80%.

Question 11

What's the funding fee on a VA loan in San Benito County?

Accepted Answer

First-time VA users pay 2.15% at zero down. Subsequent uses cost 3.3%. Veterans with a 10% or higher VA disability rating are exempt from the funding fee entirely.

Question 12

How long does closing typically take in San Juan Bautista?

Accepted Answer

Most closings take 30 to 45 days from application to funding. San Juan Bautista's smaller market can move faster than larger counties. Clear title and straightforward appraisals help speed things up.

Question 13

What's the difference between FHA and VA loans at this price point?

Accepted Answer

VA offers zero down and no mortgage insurance. FHA requires 3.5% down and charges mortgage insurance for life if down payment is under 10%. VA funding fees are typically lower than FHA's mortgage insurance cost.

Question 14

Are jumbo loans available in San Juan Bautista above $1,249,125?

Accepted Answer

Yes. Jumbo loans are available for purchases above the 2026 conforming limit of $1,249,125. Expect to put 20% down and have 700+ credit. Rates typically run 0.125% to 0.5% higher than conforming.

San Juan Bautista mortgage questions answered