Question 1

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

Accepted Answer

The 2026 conforming limit is $832,750. Loans above that amount are jumbo loans. Jumbo loans typically require 20% down and stronger credit.

Question 2

Is San Bernardino County an FHA high-cost area?

Accepted Answer

Yes. The FHA limit here is $690,000, which is higher than the standard FHA cap. This gives FHA borrowers more purchasing power in Apple Valley.

Question 3

What's the VA loan limit in San Bernardino County?

Accepted Answer

The 2026 VA loan limit matches the conforming limit at $832,750. Eligible veterans can borrow up to that amount with zero down and no PMI.

Question 4

How much do I need to put down to avoid PMI on a conventional loan?

Accepted Answer

Yes — 20% down is the only way to skip PMI on a conventional loan. Below 20% down, PMI applies until you reach 78% LTV through home appreciation or extra payments.

Question 5

What credit score do I need to qualify for a conventional loan?

Accepted Answer

Most lenders require 620 FICO minimum for conventional loans. Stronger scores (740+) qualify for better rates. Some lenders go lower with compensating factors.

Question 6

Can I use FHA to buy in Apple Valley with less than 5% down?

Accepted Answer

Yes. FHA allows 3.5% down with a 580+ FICO score. The upfront mortgage insurance is 1.75% of the loan amount, rolled into your balance.

Question 7

How long does FHA mortgage insurance last on an Apple Valley home?

Accepted Answer

It depends on your down payment. With 10% or more down, FHA MIP cancels after 11 years. Below 10% down, MIP runs for the life of the loan.

Question 8

Do VA loans require a funding fee?

Accepted Answer

Yes. VA loans charge a funding fee instead of PMI. First-time use is 2.15% at zero down. The fee rolls into your loan amount.

Question 9

Can I get a VA funding fee waiver?

Accepted Answer

Yes — if you have a VA disability rating of 10% or higher. Otherwise, the funding fee applies. Check your Certificate of Eligibility for your rating status.

Question 10

What does the median household income in San Bernardino County tell me about qualifying?

Accepted Answer

The county median is $82,184. Most lenders want your income to support the loan payment. Debt-to-income ratios typically cap at 43% to 50% depending on the program.

Question 11

Are there USDA loans available in Apple Valley?

Accepted Answer

USDA loans are available in eligible rural areas of San Bernardino County. You must meet income limits set per household size and live in a USDA-eligible zone.

Question 12

How do new Apple Valley dining options affect the local market?

Accepted Answer

New coffeehouses and breweries in the Inland Empire add appeal to the area. These amenities attract younger buyers and can support home values over time.

Question 13

What's the difference between a jumbo loan and a conforming loan?

Accepted Answer

Jumbo loans exceed $832,750 and typically require 20% down, 700+ FICO, and 6-12 months reserves. Rates run 0.125% to 0.5% higher than conforming loans.

Question 14

How fast can I close on a home in Apple Valley?

Accepted Answer

Conventional loans typically close in 30 to 45 days. FHA and VA loans may take 45 to 60 days due to appraisal and underwriting steps. Jumbo loans often take 45 to 60 days as well.

Apple Valley mortgage questions answered