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Patterson sits in Stanislaus County where median household income runs $79,661. A $750,000 home on a VA 30-year fixed at 5.5% costs $4,258 monthly in principal and interest alone. That payment fits comfortably for dual-income military families in the area.
The Diestel Family Ranch just reopened the former Foster Farms plant in nearby Turlock, signaling job growth across the county. New hiring for production and maintenance roles means more stable employment for buyers anchoring their mortgage here.
5.5%
Interest Rate
$4,258
Monthly P&I
620
Min FICO
$0
Down Payment
2.15% (first-time)
Funding Fee
30 days
Lock Period
VA Loans in Patterson
VA loans require a Certificate of Eligibility and a 620 FICO minimum, though 740+ gets better pricing. Zero down is the standard — you don't need any cash reserves.
Debt-to-income limits run 41% for most lenders, meaning a $750,000 loan works for households earning roughly $180,000+. Self-employed borrowers need two years of tax returns. Active duty, reserves, and surviving spouses all qualify equally.
Local decision guide
Use this guide to connect va loans eligibility, lender expectations, and local market factors before comparing payment options in Patterson.
Patterson sits in Stanislaus County where median household income runs $79,661. A $750,000 home on a VA 30-year fixed at 5.5% costs $4,258 monthly in principal and interest alone. That payment fits comfortably for dual-income military families in the area.
The Diestel Family Ranch just reopened the former Foster Farms plant in nearby Turlock, signaling job growth across the county. New hiring for production and maintenance roles means more stable employment for buyers anchoring their mortgage here.
VA loans require a Certificate of Eligibility and a 620 FICO minimum, though 740+ gets better pricing. Zero down is the standard — you don't need any cash reserves.
VA loans in California are offered by both retail banks and mortgage brokers. Brokers typically close faster — 21 to 30 days — because they shop multiple lenders instead of routing everything through one bank's underwriting queue.
The VA funding fee replaces PMI entirely. First-time users pay 2.15% of the loan amount upfront. Disabled veterans rated 10% or higher, Purple Heart recipients, and surviving spouses are exempt from the fee. Most lenders roll the fee into the loan balance.
VA loans make sense in Patterson when you're a veteran with stable income and a 740+ FICO. At $750,000, the zero-down structure saves you $150,000 in cash versus a 20% conventional down payment.
They don't make sense if your FICO is below 680 or your income is unstable. Lenders tighten overlays on VA loans above $700,000 — some require 12 months reserves and 750+ FICO. Call early to confirm your lender's limits.
Conventional loans at 20% down ($150,000) carry no PMI and run a similar rate to VA. But you're out $150,000 in cash upfront. VA keeps that money in your account and charges a one-time 2.15% fee instead — roughly $16,000 rolled into the loan.
FHA loans run lower rates than VA but carry lifetime mortgage insurance if you put down less than 10%. At $750,000, FHA insurance costs far more than a VA funding fee over the life of the loan. VA wins on long-term cost for zero-down buyers.
Nick the Greek just opened a Turlock location as part of Central Valley expansion. That's one signal of retail and dining growth near Patterson. Families buying here get access to growing job markets and lifestyle options without big-city prices.
The Modesto Centre Plaza continues operating through 2026 after the city council reversed a funding cut. Downtown Modesto's stability matters for Patterson buyers — it's 20 minutes away and anchors the county's employment base.
Principal and interest run $4,258 monthly at 5.5%. Add property taxes, insurance, and HOA if applicable. The funding fee (0.197 points, about $1,478) rolls into the loan, so you're not paying it upfront.
Yes. You'll need a Certificate of Eligibility from the VA. Active duty, veterans, reserves, and surviving spouses all qualify. The VA issues it online in minutes. Your lender can help you pull it if you don't have it.
You can put money down, but it doesn't lower your rate or exempt you from the funding fee. The fee applies to all VA loans unless you're a disabled veteran rated 10% or higher. Most buyers skip the down payment and keep cash liquid.
Minimum is 620, but 740+ gets the best rates and terms. At 740, you qualify for this scenario. Below 680, overlays tighten and some lenders decline. Check with your lender early if you're in the 620-680 range.
Most lenders close in 21 to 30 days. Brokers move faster than retail banks because they shop multiple lenders. Appraisals and title work add 7-10 days. VA loans don't require an appraisal waiver like some conventional loans do.