Question 1

What is the FHA loan limit in Tuolumne County?

Accepted Answer

FHA sets county-level limits each year. Check HUD's current limit table for Tuolumne County before assuming a purchase price qualifies.

Question 2

Can I buy a fixer-upper with FHA in Sonora?

Accepted Answer

Yes, with an FHA 203k rehab loan. It rolls the purchase price and repair costs into one loan. Properties in rough shape often need this route.

Question 3

Does FHA work for properties on well and septic?

Accepted Answer

Yes, but both systems must pass inspection. FHA requires well water tests and septic certification before the loan closes.

Question 4

How long does FHA mortgage insurance last?

Accepted Answer

On loans with less than 10% down, FHA mortgage insurance stays for the life of the loan. Putting 10% down cuts it to 11 years.

Question 5

Is Sonora eligible for USDA loans instead of FHA?

Accepted Answer

Parts of Tuolumne County qualify. USDA has income limits and property eligibility rules. Run both programs side by side before deciding.

Question 6

What credit score do I need for FHA in Sonora?

Accepted Answer

580 gets you the 3.5% down program. Below 580, most lenders require 10% down and many won't fund the loan at all.

FHA Loans in Sonora, CA — Low Down, Real Approval