Flexible mortgage options for buyers with strong credit — in Vacaville, Fairfield, and across Solano County.
Conventional loans are the most common mortgage type in the U.S., offering flexibility on down payment, term length, and property type. If you have solid credit and money saved for a down payment, a conventional loan often opens up the most options. At Pacific Community Lender, we'll help you compare conventional programs against FHA, VA, and other alternatives so you can choose what fits your situation.
A conventional loan is a mortgage that isn't backed by a government agency (unlike FHA, VA, or USDA loans). Instead, it's issued by private lenders and typically conforms to guidelines set by Fannie Mae and Freddie Mac.
Down payments starting at 3% for first-time buyers (5% for repeat buyers)
No upfront mortgage insurance required
PMI removable once you reach 20% equity
Flexible property types — primary homes, second homes, investment properties
Term options from 10 to 30 years
Available in fixed-rate or adjustable-rate (ARM) formats
Conventional loans tend to work especially well if you:
Have a credit score of 620 or higher (740+ unlocks the best terms)
Have 3–20% saved for a down payment
Want to avoid upfront mortgage insurance that comes with FHA loans
Plan to put 20%+ down and skip mortgage insurance entirely
Are buying a second home, vacation property, or investment property
Are buying a property that may not meet FHA standards (some condos, fixer-uppers)
Conventional loans that follow Fannie Mae/Freddie Mac guidelines are called "conforming loans." For 2026 in Solano County:
| Property Type | 2026 Conforming Limit |
|---|---|
| Single-family | $1,209,750 |
| Duplex | $1,548,975 |
| Triplex | $1,872,225 |
| Fourplex | $2,326,875 |
Loans above these limits are called jumbo loans. View all loan programs →
Your interest rate stays the same for the entire loan term (15, 20, or 30 years). Predictable monthly payment, no surprises. Best for buyers who want stability or plan to stay in the home long-term.
Starts with a fixed period (commonly 5, 7, or 10 years), then adjusts based on market conditions. The initial period typically offers a starting rate below comparable fixed-rate options. Best for buyers who plan to move or refinance before the adjustment period kicks in.
We'll walk through both side-by-side so you understand the trade-offs before you decide.
Quick application, soft credit pull, and a pre-approval letter you can use to make offers.
Shop with confidence knowing exactly what you can afford.
Once you're under contract, we move fast. Most conventional loans close in 30 days or less.
We coordinate with a licensed appraiser and handle the paperwork.
Sign the documents, get the keys.
| Feature | Conventional Loan | FHA Loan |
|---|---|---|
| Minimum down payment | 3% (1st-time) / 5% standard | 3.5% |
| Minimum credit score | 620 | 500 (with 10% down) |
| Mortgage insurance | PMI removable at 20% equity | MIP often for life of loan |
| Property types | Primary, 2nd home, investment | Primary residence only |
| Loan limit (Solano) | $1,209,750 | $1,089,300 |
| Best for | Strong credit, 5%+ down | First-time buyers, credit challenges |
Not sure which fits? Talk to a PCL loan officer → We'll run both scenarios so you can compare actual numbers.
Most lenders require a 620 minimum. Scores of 740+ typically qualify for the most favorable terms and lowest rates.
No. Conventional loans are available with as little as 3% down. PMI applies until you reach 20% equity, at which point it can be removed.
Private Mortgage Insurance protects the lender if you put down less than 20%. It typically drops off automatically once your loan balance reaches 78% of the original purchase price — or you can request removal at 80%.
Yes. Conventional loans are one of the few programs that allow financing for non-owner-occupied properties, including rentals and second homes.
Conforming loans stay within Fannie Mae/Freddie Mac limits ($1,209,750 in Solano County for 2026). Loans above that are jumbo loans, which have their own underwriting standards and typically require stronger credit and larger down payments.
PCL typically issues pre-approval letters within 24 hours of receiving your application and documents.
Yes — once you've built enough equity, refinancing from FHA to conventional can eliminate FHA mortgage insurance permanently. We can run that math for you so you know exactly when it makes sense.
Local Vacaville team — we know Solano County's housing market inside out
NMLS #1322440 — fully licensed California mortgage broker
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Family-owned since 2016 — straight talk, no pressure
We work with multiple lenders to match you with the program that fits your situation
No obligation. No hard credit pull. Just honest answers.
Pacific Community Lender, Inc. NMLS #1322440. Equal Housing Opportunity. All loans subject to credit approval. Rates and terms vary based on borrower qualifications, loan amount, property type, and other factors. This is not a commitment to lend. Information provided is for general informational purposes only and does not constitute financial advice.