Question 1

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

Accepted Answer

The 2026 conforming limit is $1,104,000. Loans above this amount are jumbo loans. FHA and VA limits also reach $1,104,000.

Question 2

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

Accepted Answer

Yes — 20% down eliminates PMI entirely. Below 20% down, PMI applies. PMI cancels automatically at 78% LTV.

Question 3

What credit score do I need for a conventional loan?

Accepted Answer

Most lenders require 640+ FICO for conventional loans. Stronger credit (740+) opens better rates. Some programs accept 580 FICO with compensating factors.

Question 4

Is San Diego County an FHA high-cost area?

Accepted Answer

Yes. San Diego County is an FHA high-cost area. FHA limits match the conforming limit of $1,104,000 for 2026.

Question 5

Can I get a VA loan with zero down in Vista?

Accepted Answer

Yes — eligible veterans and active duty can buy with zero down. The VA funding fee replaces PMI. It's 2.15% of the loan amount at zero down for first use.

Question 6

What does the VA funding fee cover?

Accepted Answer

The funding fee replaces mortgage insurance on VA loans. It's 2.15% at zero down for first-time use. A 10% disability rating or higher exempts you from the fee.

Question 7

How much income do I need to qualify in San Diego County?

Accepted Answer

Debt-to-income limits typically cap at 43-50% depending on the program. San Diego County's median household income is $102,285. Lenders verify income through tax returns and W-2s.

Question 8

What is an FHA loan and when does it make sense?

Accepted Answer

FHA loans require 3.5% down minimum with 580+ FICO. Mortgage insurance runs for the life of the loan if down payment is under 10%. With 10%+ down, MIP cancels after 11 years.

Question 9

Do I need to sell my current home before buying in Vista?

Accepted Answer

No. Many buyers carry two mortgages temporarily. Lenders count both properties' payments in debt-to-income calculations. Significant equity in your current home helps qualify.

Question 10

How long does it take to close on a Vista home?

Accepted Answer

Typical closing takes 30-45 days from application to funding. Appraisal, title work, and underwriting are the main steps. Jumbo loans may take 45-60 days.

Question 11

What are closing costs in San Diego County?

Accepted Answer

Closing costs typically run 2-5% of the loan amount. This includes appraisal, title insurance, escrow, and lender fees. The seller may cover part of your costs.

Question 12

How does San Diego County's housing growth affect my buying power?

Accepted Answer

Increased low-income housing construction expands inventory. More supply can mean better negotiating position for buyers. Local market conditions vary by neighborhood.

Question 13

What is a jumbo loan and when do I need one?

Accepted Answer

Jumbo loans exceed the $1,104,000 conforming limit. They typically require 700+ FICO, 20% down, and 6-12 months reserves. Rates usually run 0.125-0.5% above conforming.

Question 14

Can I refinance my FHA loan later?

Accepted Answer

Yes. FHA Streamline refinances allow minimal documentation. No new appraisal is required. Conventional refinancing is also an option once you build equity.

Question 15

What happens if my credit score drops before closing?

Accepted Answer

A significant drop may trigger a re-underwrite. Lenders pull credit again 3-5 days before closing. Avoid new debt and large purchases before closing.

Vista mortgage questions answered