Question 1

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

Accepted Answer

The 2026 conforming limit is $832,750. Loans above that amount require jumbo financing, which typically demands 20% down and a stronger credit profile.

Question 2

Can I get a VA loan up to the conforming limit in Tehama?

Accepted Answer

Yes. VA loans in Tehama County can go up to $832,750 with zero down if you're eligible. The funding fee replaces PMI and varies by down payment and prior VA use.

Question 3

Is Tehama County an FHA high-cost area?

Accepted Answer

No. Tehama is not designated as an FHA high-cost area, so standard FHA limits apply. The FHA ceiling here is $541,287 for 2026.

Question 4

What down payment do most Tehama buyers put down?

Accepted Answer

Conventional buyers typically put 5% to 10% down. FHA requires 3.5% minimum with a 580+ FICO. VA borrowers can put zero down if eligible.

Question 5

How much does PMI cost on a conventional loan in Tehama?

Accepted Answer

PMI runs roughly 0.5% to 1% of the loan amount annually, depending on your credit and down payment. It cancels at 78% LTV or when you request it at 80% LTV.

Question 6

What credit score do I need to qualify for a conventional loan?

Accepted Answer

Most lenders want 620+ FICO for conventional loans. Stronger scores (740+) get better rates. FHA accepts 580+ FICO with 3.5% down.

Question 7

Does the school bond measure affect property taxes in Tehama?

Accepted Answer

The school bond measure is separate from property taxes. If approved, it would be a bonded debt, not a direct tax increase. Check the county assessor for current property tax rates.

Question 8

What's the income requirement to qualify for a loan in Tehama?

Accepted Answer

Lenders typically want your housing payment to be no more than 28% of gross income. At the county median of $61,834, that supports roughly $1,400 monthly housing cost.

Question 9

Can I get an FHA loan with less than 3.5% down?

Accepted Answer

FHA requires a minimum 3.5% down payment with a 580+ FICO score. That's the floor for all FHA borrowers.

Question 10

How long does it take to close a home loan in Tehama?

Accepted Answer

Most conventional loans close in 30 to 45 days from application. FHA and VA can take 45 to 60 days due to appraisal and underwriting timelines.

Question 11

Do I need to be a first-time buyer to qualify for FHA?

Accepted Answer

No. FHA loans are available to any borrower who meets the credit and down payment requirements, regardless of prior homeownership.

Question 12

What happens if my loan amount exceeds the conforming limit?

Accepted Answer

Loans above $832,750 are jumbo loans. They typically require 20% down, 700+ FICO, and stronger reserves. Rates usually run 0.25% to 0.5% higher than conforming.

Question 13

Can I lock my interest rate before closing?

Accepted Answer

Yes. Most lenders offer rate locks from 15 to 60 days. Longer locks may cost a small fee. Confirm the lock terms and expiration date in writing.

Question 14

What's the difference between a VA loan and a conventional loan?

Accepted Answer

VA loans allow zero down with no PMI; conventional requires 20% down to avoid PMI. VA has a funding fee instead. Both can reach the $832,750 limit.

Tehama home loan questions answered