Question 1

What is the conforming loan limit in Sonoma County for 2026?

Accepted Answer

The 2026 conforming limit is $897,000. FHA and VA loans also cap at $897,000 here. Loans above that amount require jumbo financing.

Question 2

Is Sonoma County an FHA high-cost area?

Accepted Answer

Yes. Sonoma County qualifies as an FHA high-cost area for 2026. This means FHA loan limits match the conforming limit of $897,000.

Question 3

Is Sonoma County a VA high-cost area?

Accepted Answer

Yes. VA loans in Sonoma County are subject to the high-cost area limit of $897,000 for 2026. This affects your maximum loan amount.

Question 4

How does Medtronic's departure affect the Cotati housing market?

Accepted Answer

Medtronic's exit removes over 300 jobs from Sonoma County by 2028. This employment shift may pressure local home values and buyer demand.

Question 5

What credit score do I need for a conventional loan?

Accepted Answer

Most lenders require 640 to 660 for conventional loans. FHA starts at 580 with compensating factors. Stronger credit scores bring better rates.

Question 6

How much down payment do I need to avoid PMI?

Accepted Answer

You need 20% down to skip PMI on a conventional loan. Less than 20% down triggers mortgage insurance. PMI cancels automatically at 78% LTV.

Question 7

Can I get a jumbo loan above $897,000 in Cotati?

Accepted Answer

Yes. Jumbo loans are available above the $897,000 conforming limit. Expect stricter requirements: 700+ FICO, 20% down, and 6-12 months reserves.

Question 8

What does Sonoma County's median income tell me about affordability?

Accepted Answer

Sonoma County's median household income is $102,840. This income level typically supports a purchase price in the mid-range with standard debt ratios. Your actual approval depends on your specific income and debts.

Question 9

How do school district changes affect property values in West Sonoma County?

Accepted Answer

The West Sonoma County Union High School District is cutting arts programs due to enrollment losses. School quality shifts can influence buyer demand and resale value.

Question 10

Does the Graton Resort & Casino expansion matter to home values?

Accepted Answer

Graton's new AYA restaurant and ongoing expansion bring activity to the region. Proximity to entertainment venues may appeal to some buyers.

Question 11

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

Accepted Answer

Both FHA and VA cap at $897,000 here. VA requires zero down and no PMI. FHA allows 3.5% down but charges mortgage insurance for the loan term if down payment is under 10%.

Question 12

Can I use USDA financing in Cotati?

Accepted Answer

USDA loans are available in eligible rural areas of Sonoma County. Income limits are set per household size and subject to USDA's published cap for this county. Check USDA eligibility for your specific property.

Question 13

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

Accepted Answer

Most conventional loans close in 30 to 45 days. FHA and VA loans may take 45 to 60 days due to additional appraisal requirements. Your lender's timeline depends on document turnover.

Question 14

What closing costs should I expect in Sonoma County?

Accepted Answer

Closing costs typically run 2% to 5% of the loan amount. This includes appraisal, title, escrow, and lender fees. Ask your lender for a Loan Estimate within three business days.

Question 15

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

Accepted Answer

Selling first isn't required, but significant equity in your current home strengthens your offer. Bridge financing can cover the gap if you need to buy before selling.

Cotati mortgage questions answered