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Reviewed by David Ghazaryan, Mortgage Broker, NMLS 1486726 · iQRATE Mortgages · Last updated: October 13, 2026
Quick answer
A Fresno mortgage broker compares many lenders to find your best FHA, USDA, CalHFA or conventional loan. iQRATE Mortgages (NMLS 1862492) is licensed in California and shops more than 100 lenders on complex files. Fresno is one of California's most affordable large cities: the Fresno County median was about $430,000 in August 2026, under the 2026 FHA limit of $541,287. Fresno charges no city transfer tax, only the county's $1.10 per $1,000, and some outlying areas qualify for USDA loans with no down payment. Full-doc loans close in about 17 days.
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5.0 stars from 87 reviews on Experience.com (October 2026) · Read David's reviews on Experience.com
Fresno's buyers include first-time buyers moving from the coast, agricultural and food-processing workers with seasonal income, health care and education staff, and investors who like Central Valley rents relative to prices. Seasonal and variable pay can qualify with the right history, and Fresno prices fit CalHFA's limits, so assistance goes further here than in most of California.
Part of our California mortgage broker coverage. We're licensed in California under company NMLS 1862492 and work Fresno files from our Las Vegas office, closing with local escrow and title.
Neighborhoods and ZIPs we lend in: Fig Garden (93704, 93711), Woodward Park (93720), Northeast Fresno (93730), the Tower District (93728), Sunnyside (93727), Bullard (93711) and Southeast Fresno (93702, 93725), plus nearby Clovis (93611, 93619).
California basics that apply here: Proposition 13 reassesses a home to its purchase price when it sells; the tax is 1% plus local voter-approved levies, usually about 1.1–1.3% of the price in total, and assessed value then rises at most 2% a year. Expect a supplemental tax bill after you buy. Every county charges a documentary transfer tax of $1.10 per $1,000, and some cities add their own. Down payment help statewide includes CalHFA MyHome (up to 3.5% for FHA or 3% for conventional, deferred) and California Dream For All (a shared-appreciation loan of up to 20%, capped at $150,000, when funded).
Closing costs are what it costs you to get the loan: origination, discount points, appraisal, and escrow and title. Cash to close also includes your prepaids (first-year homeowners insurance, daily interest to month-end, and an escrow deposit for your own future property taxes and insurance) plus your down payment. Prepaids aren't a cost of the loan; they're your own bills paid ahead. In Fresno, prepaids are usually modest compared with coastal California, because prices and insurance costs are lower; property-tax escrow at your new Prop 13 value is the main one. Your actual closing costs depend on county, price and loan type, so we don't quote a one-size range: every line is itemized on your Loan Estimate, and our Bare Bones guarantee means we add no fees of our own. Compare states on our closing costs by state page.
Fresno County: conforming $832,750 and FHA $541,287 (the national floor) for a one-unit home. USDA has no loan limit, but it has household income limits and only eligible addresses qualify.
Conventional (as little as 3% down for eligible first-time buyers), FHA (3.5% down, 580+ score), VA (no down payment for eligible veterans with full entitlement), jumbo above the conforming limit, DSCR loans that qualify on rent, bank statement loans for self-employed borrowers, asset-based and 1099 loans, and rate-and-term or cash-out refinances. As a broker we compare wholesale lenders, more than 100 on complex files, instead of one bank's menu.
Terms for each are on its own page; see all iQRATE guarantees.
$541,287 for a one-unit home in Fresno County. The conforming limit is $832,750.
No. Fresno charges only Fresno County's $1.10 per $1,000, customarily paid by the seller.
Yes, usually with a two-year history in the same line of work. Lenders average the income, including the off-season.
Possibly. USDA eligibility depends on the address and your household income. Many areas outside the city qualify.
Fresno County's median was $430,000 in August 2026, according to the California Association of Realtors.
Yes. CalHFA MyHome can add up to 3.5% for FHA loans, and California Dream For All is available to first-generation buyers when funded.
Fresno's lower prices make it easier for rent to cover the payment, which is what a DSCR loan measures.
Closing costs depend on the price, loan type and county, so yours are itemized on your Loan Estimate rather than quoted as a range. Closing costs are what it costs to get the loan (origination, points, appraisal, escrow and title). Cash to close also includes prepaids and your down payment; in Fresno, prepaids are usually modest compared with coastal California, because prices and insurance costs are lower; property-tax escrow at your new Prop 13 value is the main one.
Most of our loans close in under 30 days. For eligible full-documentation conventional, FHA and VA purchases, our goal is 17 calendar days from signing initial disclosures.
Get My Custom Rate Now · or call (702) 766-3744
iQRATE Mortgages · NMLS 1862492 · 6360 S Rainbow Blvd Ste 101, Las Vegas, NV 89118 · Licensed in Nevada, California, Texas and Florida. David Ghazaryan, Mortgage Broker, NMLS 1486726. Verify us on NMLS Consumer Access. Equal Housing Opportunity. Programs, rates and terms change and are subject to credit, property and underwriting approval; local facts on this page come from the public sources below and are not legal or tax advice.
More: California mortgage broker · DSCR loans · Bank statement loans · Our guarantees · Closing costs by state
