Question 1

What's the monthly payment on a $750,000 conventional loan in Vista?

Accepted Answer

At 5.875% on a $750,000 loan, principal and interest run $4,437 monthly. Add property taxes, insurance, and HOA fees for your total. The rate shown is as of April 15, 2026, on a 30-year fixed, 80% LTV, 740 FICO, single-family primary residence.

Question 2

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

Accepted Answer

Yes. At 20% down (80% LTV), there is no PMI. Below 20%, PMI is required and runs $150–250 monthly until you reach 78% LTV. Once you hit 78%, PMI cancels automatically under federal law.

Question 3

What credit score do I need for a conventional loan in Vista?

Accepted Answer

The minimum FICO is 620, but rates improve significantly above 740. At 740+, you get the best pricing and minimal overlays. Most Vista buyers have 740+ FICO to qualify for the lowest rates.

Question 4

How long does it take to close a conventional loan in Vista?

Accepted Answer

Conventional loans close in 21–30 days. There's no government underwriting step like FHA or VA, so the timeline is faster. Appraisal and title work run in parallel, which keeps momentum.

Question 5

Can I refinance to remove PMI later if I put down less than 20%?

Accepted Answer

Yes, but it's not necessary. PMI cancels automatically at 78% LTV under the Homeowners Protection Act. If you want to drop it sooner, you can refinance once you've built enough equity, but the automatic cancellation happens without action.

Conventional 30-Year Fixed Mortgages in Vista, CA