Question 1

What's the conforming loan limit in Santa Clara County for 2026?

Accepted Answer

The 2026 conforming limit is $1,249,125. Loans above that amount are jumbo loans and typically require 20% down and stronger credit.

Question 2

Is Santa Clara County an FHA high-cost area?

Accepted Answer

Yes. Santa Clara County is designated an FHA high-cost area, which means the FHA limit matches the conforming limit at $1,249,125 for 2026.

Question 3

Is Santa Clara County a VA high-cost area?

Accepted Answer

Yes. VA loans in Santa Clara County follow the high-cost area cap of $1,249,125 for 2026, the same as the conforming limit.

Question 4

How does the new medical school affect Campbell's housing market?

Accepted Answer

The Santa Clara University medical school signals sustained institutional investment in the region. Long-term, that typically supports steady demand and property values in nearby Campbell.

Question 5

What credit score do I need to buy in Campbell?

Accepted Answer

Conventional loans typically require 620 FICO minimum. FHA loans go as low as 580 FICO. Jumbo loans usually want 700+ FICO and stronger reserves.

Question 6

How much do I need to put down on a Campbell home?

Accepted Answer

Conventional buyers can put down as little as 3% to 5%, though that triggers PMI. FHA allows 3.5% down with 580+ FICO. VA and USDA buyers may qualify for zero down.

Question 7

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

Accepted Answer

Yes. At 20% down (80% LTV), PMI disappears entirely. Below 20% down, PMI applies and stays until you hit 78% LTV or request cancellation at 80% LTV.

Question 8

What's the difference between FHA and VA loans in Campbell?

Accepted Answer

FHA requires a minimum 3.5% down payment and mortgage insurance for the life of the loan if down payment is under 10%. VA loans allow zero down with no PMI, only a funding fee.

Question 9

Can I use USDA financing in Campbell?

Accepted Answer

Campbell is not in a USDA-eligible rural area. USDA loans are limited to designated rural counties outside the Bay Area. Conventional, FHA, VA, and jumbo are your main options here.

Question 10

What happens if I want to buy above the $1,249,125 conforming limit?

Accepted Answer

Jumbo loans apply. Expect to put down 20% or more, have 700+ FICO, and show 6-12 months of liquid reserves. Rates typically run 0.125% to 0.5% above conforming.

Question 11

How long does it take to close on a home in Campbell?

Accepted Answer

Standard closing takes 30 to 45 days from application to funding. Jumbo loans may take 45 to 60 days. Appraisal delays and title issues can extend the timeline.

Question 12

What are typical closing costs in Campbell?

Accepted Answer

Closing costs run 2% to 5% of the loan amount. That includes appraisal, title, escrow, underwriting, and lender fees. Your loan estimate breaks down the exact charges.

Question 13

Can I get a rate lock, and for how long?

Accepted Answer

Yes. Rate locks typically run 30, 45, or 60 days. Longer locks cost more in points. Lock your rate once you're ready to move forward with an appraisal.

Question 14

What's the median household income in Santa Clara County?

Accepted Answer

Santa Clara County's median household income is $159,674. That figure matters for income-qualifying loans and helps lenders assess your debt-to-income ratio.

Question 15

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

Accepted Answer

You can carry two mortgages if your debt-to-income ratio supports it. Lenders typically allow up to 43% to 50% DTI depending on the loan type and your credit.

Campbell mortgage questions answered