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Patterson sits in Stanislaus County, where home prices stay well below Bay Area levels. That gap makes FHA's low down payment structure genuinely useful here.
FHA loans cap out at county-level limits set by HUD each year. In Stanislaus County, those limits keep most Patterson homes within reach for FHA buyers.
500 (580 for 3.5% down)
Min Credit Score
3.5%
Min Down Payment
1.75% of loan amount
Upfront MIP
Up to 6%
Seller Concessions
Varies by lender & profile
Rate Note
FHA Loans in Patterson
You need a 580 credit score to put 3.5% down. Drop below 580 and lenders require 10% down — still doable, but plan ahead.
Debt-to-income ratio matters too. Most FHA lenders want your total monthly debt under 43% of gross income. Some go higher with strong compensating factors.
Local decision guide
Use this guide to connect fha loans eligibility, lender expectations, and local market factors before comparing payment options in Patterson.
Patterson sits in Stanislaus County, where home prices stay well below Bay Area levels. That gap makes FHA's low down payment structure genuinely useful here.
FHA loans cap out at county-level limits set by HUD each year. In Stanislaus County, those limits keep most Patterson homes within reach for FHA buyers.
You need a 580 credit score to put 3.5% down. Drop below 580 and lenders require 10% down — still doable, but plan ahead.
Not every lender prices FHA the same. Mortgage insurance premiums are fixed by HUD, but interest rates and lender fees vary significantly across lenders.
We shop FHA across 200+ wholesale lenders. A Patterson borrower can see rate spreads of 0.25% or more just by comparing. That adds up fast over 30 years.
FHA's biggest hidden cost is mortgage insurance. You pay an upfront premium of 1.75% plus an annual premium built into your monthly payment.
Unlike conventional loans, FHA MIP doesn't automatically drop off at 20% equity. If you put less than 10% down, you carry it for the life of the loan.
Conventional loans require 620+ credit and typically 5% down. FHA beats them on flexibility, but conventional drops PMI once you hit 20% equity — FHA won't.
USDA loans offer zero down in eligible rural zones. Parts of Stanislaus County may qualify. VA loans beat FHA on almost every metric — if you've served, start there.
Patterson's economy ties heavily to logistics and agriculture. Many buyers here are hourly or seasonal workers — FHA handles that income type better than most loan programs.
As of April 2026, Central Valley inventory has stayed tight relative to demand. FHA buyers should be ready to move fast and keep seller concession asks reasonable.
HUD sets county-level limits annually. Check HUD's site or ask us directly for the current Stanislaus County cap.
Yes — 500 is the minimum score FHA allows. You'll need 10% down between 500–579, and lender overlays may set higher minimums.
Not automatically with less than 10% down. You'd need to refinance into a conventional loan once you have enough equity.
Yes. FHA allows sellers to contribute up to 6% of the purchase price toward your closing costs and prepaids.
Most FHA purchases close in 30–45 days. Your timeline depends on appraisal scheduling and how fast docs come in.
It depends on your credit. FHA wins below 680. Above that, conventional often costs less over time due to MIP rules.