Home Loans in the Central Valley: Sacramento to Bakersfield

Start My Central Valley Pre-Approval

The Central Valley has been my home and my work for most of my life. First Capital Mortgage Inc. is headquartered at 1317 Oakdale Rd in Modesto, In the 1990s I was with Grant Homes, a builder with 25 subdivisions across five Western states, and I ran subdivisions in Stockton, Manteca, and Antioch and had offices in Fresno. During the foreclosure years I managed REO properties from Bakersfield to Sacramento, choosing the listing agents, inspecting the properties, and keeping everyone honest. Later I ran the regional operations center for a national lender out of Modesto, covering the whole Valley out toward the Bay Area. I have seen this market from every side.

The Valley, City by City

• Modesto, Turlock, Oakdale, Riverbank, Ceres. Our home base. First-time buyer programs, FHA, VA, conventional, and CalHFA assistance, plus refinances for the families who bought here a decade ago and are sitting on real equity.
• Stockton, Manteca, Tracy, Lathrop, Lodi. Bay Area commuters and new-construction buyers. We coordinate with builder timelines, price Mello-Roos into the payment, and handle extended rate locks.
• Merced, Madera, Fresno, Visalia, Bakersfield. Some of the most affordable homeownership left in California, with USDA eligibility in the smaller towns and FHA doing much of the work in the cities.
• Sacramento and the north Valley. Elk Grove, Roseville, Rocklin, and the suburbs where move-up buyers and relocating families need a lender who can move fast.

What Financing Looks Like in the Valley

Most Valley counties use the baseline conforming loan limit, so nearly every purchase fits a standard conventional, FHA, VA, or USDA loan with straightforward guidelines. Property taxes here are lower than the coast, but newer subdivisions add Mello-Roos, so we always quote the full payment: principal, interest, taxes, insurance, and any assessments. Self-employed and ag-related income is common, and we have lenders who qualify on bank statements when tax returns do not tell the whole story.

Central Valley Questions We Hear Every Week

Which first-time buyer program is best in the Valley?

It depends on credit score and cash. FHA is forgiving on credit; conventional 3% down is cheaper long term with good credit; CalHFA can cover much of the down payment for eligible buyers. We run all three side by side.

I bought in 2015 and my home has doubled. What should I do with the equity?

Maybe nothing, and we will tell you if so. If you carry higher-interest debt, a cash-out refinance or second mortgage can save real money each month. We show the break-even before you decide.

Do you work with new construction and builders?

Constantly. We know the Valley builders, their timelines, and how to keep your rate protected while the home is finished.

Start Here: 15-Minute Application

Let’s Talk About the Central Valley

Tell me the town, the price range, and what you are trying to do, and I will tell you which program fits and what the payment really looks like. Call (209) 522-7100, send a note, or start the 15-minute application and I will call you after I review it. You can also compare every option on our California loan programs page, or see the other areas we serve.

Steve McNeal, President and Loan Officer, First Capital Mortgage Inc. · NMLS #256426 · CA DRE #01017974. Offices in Modesto and Indio, serving all of California.