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FHA Loans in Modesto
Can I get an FHA loan with a 580 credit score?
Yes. FHA requires a minimum 580 representative credit score for a primary residence. Lenders may overlay higher minimums, but 580 is the FHA floor.
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Modesto's median home price is $465,000 with 525 active listings. At $299 per square foot, the city remains affordable for Central Valley buyers seeking FHA financing.
On a $777,202 purchase at 6%, your monthly principal and interest runs $4,497. Add taxes, insurance, and mortgage insurance: the full PITIA payment is $5,991 monthly.
6.00%
Interest rate (30-year fixed)
$4,497
Monthly P&I on $750K loan
580
Minimum credit score
3.5%
Down payment minimum
$545,100
FHA loan limit (2026)
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FHA requires a minimum 580 representative credit score for a primary residence. The maximum loan-to-value is 96.5 percent, which means 3.5 percent down.
Your housing debt-to-income ratio cannot exceed 31 percent, and total debt-to-income cannot exceed 43 percent. On the quoted purchase, you need $19,326 monthly income to clear the 31 percent housing ratio.
Local decision guide
Use this guide to connect fha loans eligibility, lender expectations, and local market factors before comparing payment options in Modesto.
Modesto's median home price is $465,000 with 525 active listings. At $299 per square foot, the city remains affordable for Central Valley buyers seeking FHA financing.
On a $777,202 purchase at 6%, your monthly principal and interest runs $4,497. Add taxes, insurance, and mortgage insurance: the full PITIA payment is $5,991 monthly.
FHA requires a minimum 580 representative credit score for a primary residence. The maximum loan-to-value is 96.5 percent, which means 3.5 percent down.
Rate check
Tell us the price range, down payment and credit range you are working with. We compare every lender we work with and show you the options side by side.
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FHA loans are written by retail banks, credit unions, and mortgage brokers like SRK CAPITAL. Brokers shop the loan across wholesale lender partners to find the best rate and terms for your profile.
SRK CAPITAL closes FHA loans in 17 to 21 days, or 10 days when expedited. Lenders verify employment, pull tax returns, and order an appraisal.
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FHA makes sense in Modesto for buyers with 3.5 percent saved and credit scores at 580 or above. The $465,000 median price sits well below the 2026 FHA limit of $545,100.
The tradeoff is mortgage insurance that can run for the life of the loan. If you can put more down, that mortgage insurance structure changes.
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FHA often shows a lower rate than conventional financing for similar borrower profiles. You pay mortgage insurance instead of PMI, and FHA's can run for the life of the loan.
Conventional PMI cancels once you reach a lower loan-to-value, subject to lender rules. FHA opens the door at a 580 credit score and 3.5 percent down.
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Stanislaus County public schools rank among California's highest-rated, which anchors neighborhood stability and resale appeal. School quality matters for long-term home values in Modesto.
The county's median household income of $79,661 means FHA financing aligns well with local earning power. Homes here appreciate steadily without the price shock of coastal California.
FAQ
Yes. FHA requires a minimum 580 representative credit score for a primary residence. Lenders may overlay higher minimums, but 580 is the FHA floor.
Principal and interest run $4,497 monthly at 6% interest on a 30-year term. Add taxes, insurance, and mortgage insurance: the full PITIA payment is $5,991.
FHA mortgage insurance can run for the life of the loan on this program. Putting more down changes how that insurance is structured.
FHA requires a minimum 3.5 percent down payment on a primary residence. On a $777,202 purchase, that's $27,202 down.
SRK CAPITAL closes FHA loans in 17 to 21 days. Expedited files close in 10 days.
Programs for first-time buyers that allow lower down payments and more forgiving credit and income rules.
Explore refinancing options to lower your rate, tap equity, or switch loan terms.
SRK CAPITAL in Stanislaus County
Our team of licensed mortgage brokers works Stanislaus County every week. Tell us where you are in the process and we will map out the loan, the timeline and the money you need at closing, with no obligation.
What working with us looks like
Licensed mortgage brokers
You talk with a broker, not a call center, from the first question to closing day.
17-21 day typical close
Most purchase loans close in 17-21 days once your paperwork is in.
Every county in California
We work across the state, including Stanislaus County, so local limits and rules are already familiar.
Financing solutions for rental properties, fix-and-flip projects, and real estate portfolios.
Mortgage programs with alternative income documentation for business owners and freelancers.
Federally insured or guaranteed programs (FHA, VA, USDA) that let lenders accept lower credit scores and smaller down payments.
Traditional mortgage options meeting standard lending guidelines with various term structures.
Alternative lending programs for borrowers who need flexible documentation or unique loan structures.
Side-by-side comparisons to help you choose the right mortgage program.
This page is for educational purposes only and does not constitute financial, legal, or tax advice. Mortgage rates, terms, and program availability can change and vary by borrower and property. Consult a licensed mortgage professional for guidance on your scenario.