Question 1

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

Accepted Answer

The conforming limit is $832,750. Loans above that are jumbo and typically require 20% down. Jumbo rates usually run 0.125% to 0.5% higher than conforming.

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 national floor. This means FHA buyers can finance up to that amount with 3.5% down.

Question 3

What credit score do I need to buy in Redlands?

Accepted Answer

Conventional loans typically require 620 FICO minimum. FHA accepts 580 FICO with 3.5% down. VA loans have no official floor but most lenders want 580+.

Question 4

How much down payment do I need to avoid PMI?

Accepted Answer

Yes — 20% down on a conventional loan eliminates PMI entirely. Below 20%, PMI applies until you hit 78% LTV. At 80% LTV, you can request cancellation.

Question 5

What's the difference between FHA and conventional in Redlands?

Accepted Answer

FHA requires 3.5% down minimum and charges mortgage insurance for life if down payment is under 10%. Conventional at 20% down has no PMI. FHA works for buyers with limited savings.

Question 6

Do VA loans require a down payment?

Accepted Answer

No. VA loans allow zero down for eligible veterans and active duty. A funding fee applies instead of PMI—2.15% at zero down on first use. The fee rolls into the loan amount.

Question 7

How does the Ontario Airport expansion affect Redlands property values?

Accepted Answer

Ontario International Airport's ONT BOLD expansion project may increase regional infrastructure investment. Proximity to improved airport access could support long-term appreciation in nearby areas.

Question 8

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

Accepted Answer

There's no hard floor, but lenders typically want housing costs under 28% of gross income. San Bernardino County's median household income is $82,184. Your qualifying income depends on debts and assets.

Question 9

Can I get a jumbo loan in Redlands?

Accepted Answer

Yes. Jumbo loans above $832,750 are available but require 20% down and 700+ FICO. Rates run higher than conforming. Jumbo makes sense for high-value purchases.

Question 10

How long does closing take in San Bernardino County?

Accepted Answer

Conventional closings typically take 30 to 45 days. FHA and VA can run 45 to 60 days due to appraisal requirements. Cash offers close in 7 to 14 days.

Question 11

What are typical property taxes in Redlands?

Accepted Answer

San Bernardino County property taxes run about 0.76% of assessed value annually. Prop 13 caps increases at 2% per year. Your actual tax bill depends on purchase price.

Question 12

Do I need a Certificate of Eligibility for a VA loan?

Accepted Answer

Yes. You'll need a Certificate of Eligibility from the VA to apply. Active duty, veterans, and surviving spouses can request one online at VA.gov.

Question 13

What's the FHA upfront mortgage insurance cost?

Accepted Answer

FHA charges 1.75% upfront mortgage insurance on the loan amount. This gets rolled into the loan balance. Annual MIP runs 0.55% to 0.80% depending on LTV.

Question 14

Can I refinance an FHA loan to conventional?

Accepted Answer

Yes. Once you reach 80% LTV, you can refinance to conventional and drop FHA mortgage insurance. Building equity through payments or appreciation makes this available within 5 to 10 years.

Redlands mortgage FAQ for San Bernardino County buyers