Home loans in Merced County
Buying, refinancing or investing in Merced, Los Banos and Atwater? One application, one soft pull, 130+ lenders.
Merced County at a glance
Merced County uses the standard conforming limit of $832,750 for a one-unit home.
The one-unit conforming limit rose $26,250 from 2025's $806,500. The FHA limit rose $17,062 from $524,225.
Its FHA limit is the national floor of $541,287, which comfortably covers the $420,000 median sale price HUD used for the county.
Most homes here fall well inside the conforming and FHA limits, which keeps the widest range of loan programs open to you.
| Conforming | FHA | |
|---|---|---|
| 1 unit | $832,750 | $541,287 |
| 2 units | $1,066,250 | Higher limits apply. Ask us. |
| 3 units | $1,288,800 | |
| 4 units | $1,601,750 | |
| VA | No limit with full entitlement | |
Median sale price HUD used for Merced County: $420,000
Merced County by the numbers
HUD's median sale price for Merced County, $420,000, is about 6.4 times the median household income.
About 54% of occupied homes here are owned by the people living in them.
CalHFA's 2026 income limit for its first-time buyer loans in Merced County is $192,000.
U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates; HUD; CalHFA (effective June 30, 2026).
Loans that fit Merced County
Down payment help in Merced County
These programs can be paired with a loan we arrange. Funding changes often, so we confirm each one before you apply.
| Program | What it offers | Status |
|---|---|---|
| MyHome Assistance Program Statewide | Deferred down payment and closing cost help of up to 3.5% of the price, paired with a CalHFA first mortgage. | Open (no closure notice) |
| CalPLUS with ZIP Statewide | A CalHFA first mortgage paired with a junior loan for closing costs. | Open (no closure notice) |
| California Dream For All Statewide | Down payment help for first-generation buyers, repaid with a share of appreciation. Awarded by drawing. | Closed to new applicants |
| GSFA Platinum Statewide | Down payment and closing cost help of up to 5.5% of the loan amount. No first-time buyer requirement. | Open (no closure notice) |
| Self-Help Enterprises Homebuyer Assistance Self-Help Enterprises (nonprofit) with local cities and counties | Down payment and closing cost help for low-income first-time buyers in listed communities. | While funds last |
Status as stated on each program's official page, checked November 10, 2026. Programs have income, price and first-time buyer rules.
Buying a rental in Merced County
A DSCR loan qualifies a rental on its rent instead of your personal income. The lender compares the property's rent to its full monthly cost.
HUD's Fair Market Rents are a useful starting point. The lender uses the appraiser's rent estimate for the actual property.
| Unit size | HUD Fair Market Rent |
|---|---|
| Studio | $1,200 |
| 1 bedroom | $1,262 |
| 2 bedrooms | $1,517 |
| 3 bedrooms | $2,087 |
| 4 bedrooms | $2,477 |
HUD FY2027 Fair Market Rents, effective October 1, 2026 (Merced, CA MSA).
Property taxes and transfer tax
The median Merced County homeowner pays $2,634 a year in real estate taxes (Census). Under Proposition 13 the base rate is 1% of the purchase price, plus local assessments.
The county documentary transfer tax is $1.10 per $1,000 of the price.
Keeping your tax base
Under Proposition 19, homeowners 55 and older, severely disabled homeowners and wildfire or disaster victims can carry their property tax base to a replacement home anywhere in California, up to three times.
Licensed across California
Our office is in San Diego, and we close loans across California. Everything from application to e-signature happens online, and you can call or text Rafie directly.
Good to know
What is the conforming loan limit in Merced County for 2026?
$832,750 for a one-unit home, $1,066,250 for two units, $1,288,800 for three units and $1,601,750 for four units. That's up $26,250 from 2025.
What is the FHA loan limit in Merced County for 2026?
$541,287 for a one-unit home. Two- to four-unit properties have higher limits; ask us for yours.
What down payment assistance is available in Merced County?
Local options include Self-Help Enterprises Homebuyer Assistance. Statewide, CalHFA's MyHome program and GSFA Platinum are listed as current. California Dream For All is closed to new applicants. We confirm funding before you apply (checked November 10, 2026).
What is the CalHFA income limit in Merced County?
$192,000 for 2026, effective June 30, 2026.
What does HUD list as fair market rent for a 2-bedroom in Merced County?
$1,517 a month for FY2027. For a DSCR loan, the lender uses the appraiser's rent estimate for the actual property.
How much are property taxes in Merced County?
The median homeowner pays $2,634 a year (Census). The base rate under Proposition 13 is 1% of the purchase price, plus local assessments.
Do VA loans have a limit in Merced County?
Veterans with full entitlement have no VA loan limit. If part of your entitlement is in use, the county conforming limit is used to work out what you can borrow with no down payment.
What is a jumbo loan in Merced County?
Any loan above $832,750 for a one-unit home. We shop jumbo loans with 130+ lenders too.
Do I have to live near San Diego to work with MTG Wholesale?
No. We're licensed throughout California and work with borrowers in Merced County by phone, text, email and e-signature.
2026 limits: Federal Housing Finance Agency (conforming) and U.S. Department of Housing and Urban Development (FHA, CY2026). Limits apply to loans that close in 2026. Not an offer of credit; loan approval depends on the lender's guidelines.