Question 1

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

Accepted Answer

The 2026 conforming limit is $1,104,000. FHA and VA limits match that ceiling. Loans above $1,104,000 are jumbo.

Question 2

Is San Diego County an FHA high-cost area?

Accepted Answer

Yes. San Diego County is designated an FHA high-cost area. This affects MIP calculations for FHA loans in Oceanside.

Question 3

Is San Diego County a VA high-cost area?

Accepted Answer

Yes. San Diego County qualifies as a VA high-cost area. This impacts your VA loan terms and funding fee.

Question 4

How much do I need to put down to buy in Oceanside?

Accepted Answer

Conventional loans typically require 5% to 20% down. FHA allows 3.5% down with a 580+ credit score. VA loans offer zero down.

Question 5

What credit score do I need for an FHA loan?

Accepted Answer

FHA requires a minimum 580 FICO score for 3.5% down. A 620+ score opens more lender options and better terms.

Question 6

Do I need PMI on a conventional loan?

Accepted Answer

Yes. PMI applies when you put down less than 20%. It cancels automatically at 78% LTV.

Question 7

How long does mortgage insurance stay on an FHA loan?

Accepted Answer

If you put down less than 10%, MIP runs for the life of the loan. With 10%+ down, MIP cancels after 11 years.

Question 8

Can I get a VA loan with zero down?

Accepted Answer

Yes. VA loans offer zero-down financing for eligible veterans, active duty, and surviving spouses with a Certificate of Eligibility.

Question 9

What's the VA funding fee?

Accepted Answer

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

Question 10

Does San Diego County qualify for USDA loans?

Accepted Answer

USDA loans are available in eligible rural areas of San Diego County. Income limits are set per household size and vary by area.

Question 11

What does the low-income housing boom mean for Oceanside buyers?

Accepted Answer

San Diego County just completed its biggest year of low-income rental construction in 40 years. This may ease rental pressure and affect home values.

Question 12

How does Oceanside's coastal location affect my mortgage?

Accepted Answer

Oceanside's coastal location may require flood insurance and affect property insurance costs. Lenders will order a flood determination during underwriting.

Question 13

Can I buy a jumbo property in Oceanside?

Accepted Answer

Yes. Jumbo loans above $1,104,000 are available but typically require 700+ FICO, 20% down, and 6-12 months of reserves.

Question 14

What's the difference between conforming and jumbo rates?

Accepted Answer

Jumbo rates typically run 0.125% to 0.5% above conforming. Exact pricing depends on your credit, down payment, and lender.

Question 15

How does San Diego County's median income affect my qualification?

Accepted Answer

San Diego County's median household income is $102,285. Lenders use this to assess debt-to-income ratios and borrowing capacity.

Oceanside mortgage FAQ for San Diego County buyers