Home Loans in Patterson, Gustine, Newman, Los Banos, and the West Side

Start My West Side Pre-Approval

I went to fourth grade in Santa Nella and to school in Gustine, and I spent years on the west side of the Valley with my mother and my grandparents. Later in my career I managed a subdivision in Los Banos. Patterson, Crows Landing, Gustine, Newman, Santa Nella, Los Banos: these are not dots on a service map for me. They are where I grew up and where I have built homes, and our Modesto headquarters is a short drive up the 5 and across the river.

Why the West Side Is a Different Conversation

USDA eligibility. Much of the west side outside the city cores qualifies for the USDA zero-down loan, and the income limits are higher than most families assume. We check the exact address the same day.
First-time buyers. FHA with 3.5% down, conventional with 3% down, and CalHFA down payment assistance make the west side one of the last places in California where a first home is genuinely affordable.
Farm and ag families. Self-employed income, seasonal income, and 1099 income are normal here, and we have lenders who qualify on bank statements or a profit-and-loss instead of tax returns.
Bay Area commuters. Patterson and Newman have become home for families working over the Altamont and Pacheco. We understand the two-income, two-commute budget and price the whole payment honestly.

What Financing Looks Like Here

Stanislaus and Merced Counties use the baseline conforming loan limit, so nearly every home on the west side fits a standard conventional, FHA, VA, or USDA loan. Newer subdivisions in Patterson and Los Banos may carry Mello-Roos or community facilities assessments, and older homes and rural parcels bring well, septic, and outbuilding questions that some lenders handle better than others. That is where a broker who knows the area earns the fee.

West Side Questions We Hear Every Week

Is my town USDA eligible?

Send us the address. Large parts of Gustine, Newman, Crows Landing, Santa Nella, and the edges of Patterson and Los Banos qualify, and we confirm it before you fall in love with a house.

Can I buy a home with acreage or a shop building?

Yes. Conventional, FHA, and USDA all allow rural residential properties within limits; we match the property to the lender that is comfortable with it.

How do I qualify when my income is seasonal?

Lenders average seasonal and self-employed income over time, and several of our lenders use bank statements instead of tax returns. We map it out before you apply so there are no surprises.

Start Here: 15-Minute Application

Let’s Talk About the West Side

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.