Question 1

What's the 2026 conforming loan limit in Tulare County?

Accepted Answer

The 2026 conforming limit is $832,750. Loans above that require jumbo financing with stricter terms.

Question 2

Is Exeter an FHA high-cost area?

Accepted Answer

No. Exeter is not an FHA high-cost area. Standard FHA rules apply here.

Question 3

What credit score do I need for a conventional loan?

Accepted Answer

Most lenders require 640+ FICO for conventional. FHA accepts 580+ FICO. Scores above 700 open better rates.

Question 4

How much down payment should I plan for?

Accepted Answer

Conventional loans typically need 5% to 20% down. FHA allows 3.5% down. VA offers zero down for eligible veterans.

Question 5

Does Exeter have VA loan benefits?

Accepted Answer

Yes. VA loans are available with zero down and no PMI. The funding fee replaces mortgage insurance.

Question 6

What's the FHA loan limit in Tulare County for 2026?

Accepted Answer

The 2026 FHA limit is $541,287. Loans above that need conventional or jumbo financing.

Question 7

Do I need PMI on a conventional loan?

Accepted Answer

Yes, if you put down less than 20%. PMI cancels automatically at 78% LTV or upon request at 80% LTV.

Question 8

How does the high-speed rail project affect Exeter?

Accepted Answer

High-speed rail expansion near Hanford and Fresno drives infrastructure investment across Tulare County. This supports long-term property appreciation in the region.

Question 9

What income do I need to qualify for a mortgage?

Accepted Answer

Lenders typically want housing costs below 28% of gross income. Tulare County's median household income is $69,489.

Question 10

Can I get a VA loan with a disability rating?

Accepted Answer

Yes. VA loans are available to eligible veterans and active duty. A 10%+ disability rating exempts you from the funding fee.

Question 11

What's the difference between FHA and conventional loans?

Accepted Answer

FHA requires 3.5% down and charges mortgage insurance for life if down is under 10%. Conventional requires 5%+ down and PMI cancels at 80% LTV.

Question 12

Are jumbo loans available in Exeter?

Accepted Answer

Yes. Jumbo loans above $832,750 are available. They typically require 20% down, 700+ FICO, and 6-12 months reserves.

Question 13

How long does closing take in Exeter?

Accepted Answer

Conventional loans close in 30-45 days. FHA and VA loans take 45-60 days due to additional appraisal requirements.

Question 14

What property types qualify for loans in Exeter?

Accepted Answer

Single-family homes, condos, and multi-unit properties qualify. Investment properties have stricter requirements than owner-occupied homes.

Exeter mortgage questions answered