Home / Areas we serve / Modesto / Mortgage rates
Priced for Stanislaus County each business day
Modesto Mortgage Rates Today
Every one of the Modesto mortgage rates below is priced for a Stanislaus County address and shown with its APR. After the cards, the same rates are put to work on a Modesto purchase: the August 2026 median of $465,000 financed three ways, the cost of buying the rate down, and how to time a lock when homes go under contract in about three weeks.
Price my own scenario Ask Mike
Today’s Modesto Mortgage Rates, Stanislaus County Pricing
Priced for Stanislaus County, October 27, 2026
0.125 points See every option 15-year fixed 6.375% 6.436% APR P&I $5,531/mo on $640,000
$800 lender credit See every option 30-year VA 6.750% 6.794% APR P&I $4,151/mo on $640,000
$506 lender credit See every option 30-year jumbo 8.125% 8.209% APR P&I $8,910/mo on $1,200,000
0.322 points See every option
Par pricing for a single-family primary residence in Stanislaus County: 20% down, 30-year term unless noted, 780+ credit, 30-day lock, escrows included. Payments are principal and interest only; taxes and insurance add to them. Rates change through the day and are not a commitment to lend. Price your own Modesto scenario, no credit pull.
Reading the Stanislaus County Rate Cards
The cards are par prices: the rate with no points charged and no credit paid, for a single-family home you will occupy, assuming 20% down, 780 credit and a 30-day rate lock. They are a benchmark for the day rather than an offer. Tap any card to see the full range of rates and points for that program, or put your own price, down payment and score into the pricing engine. There is no credit pull.
Stanislaus County uses the national baseline limit of $832,750 for 2026, with no high-balance tier, and its FHA limit of $545,100 sits slightly above HUD’s national floor. With the city median near $465,000, a typical Modesto purchase fits a standard conforming or FHA loan, and a jumbo is rare. The price differences between lenders come down to credit, down payment, property type and fees.
Modesto Market Numbers That Shape a Rate Quote
Sources: Redfin Modesto and Northeast Modesto housing market data (August 2026); Zillow (September 30, 2026).
A market selling at about 99% of list in three to four weeks leaves little room for seller credits, which changes how Modesto buyers should think about points. Here, the cash to buy down a Modesto mortgage rate is more likely to come from the buyer, so the break-even test below matters more than it would in a slower city.
Sales were also up about 10% from a year earlier, which gives appraisers more recent comparable sales to work with. A low appraisal can still force a bigger down payment, and with it a different loan-to-value tier on the rate sheet, so leave a cushion.
The $465,000 Purchase, Financed Three Ways
Here is Modesto’s August 2026 median price (Redfin) at a 700 score: 5% down on a conventional loan, 3.5% down on FHA, and zero down on VA for eligible veterans and service members. The rate is only part of the comparison. Monthly mortgage insurance, and how long you pay it, often decides which loan costs less. A buyer in Northeast Modesto can run the same comparison at that area’s price through Mike, the pricing engine or our mortgage calculator.
| $465,000 purchase, 700 credit | Conventional, 5% down | FHA, 3.5% down | VA, 0% down |
|---|---|---|---|
| Down payment | $23,250 | $16,275 | $0 |
| Loan amount | $441,750 | $456,578 with 1.75% upfront MIP | $474,998 with 2.15% funding fee |
| Today’s rate (APR) | 7.999% (8.086%) | 7.000% (7.072%) | 6.875% (6.951%) |
| Principal and interest | $3,241/mo | $3,038/mo | $3,120/mo |
| Mortgage insurance | $287/mo PMI | $206/mo MIP | None |
| Before taxes and insurance | $3,528/mo | $3,243/mo | $3,120/mo |
| Mortgage insurance ends | At 20% equity (can be removed) | Life of the loan with under 10% down | Never charged |
Before property tax, insurance and any HOA dues. FHA includes the 1.75% upfront premium in the loan; VA includes the 2.15% first-use funding fee, waived for veterans receiving disability compensation.
Why Two Modesto Mortgage Rate Quotes Can Differ on the Same Day
- Credit score bands. Conventional pricing steps down at each score tier, and PMI follows; FHA and VA move much less.
- Down payment. Pricing changes at each 5% of loan-to-value, so 10% down can price better than 8%.
- Occupancy and units. About 41% of Modesto homes are rented, and an investment or two-unit property carries different pricing than a primary single-family home.
- Points or credit. One quote may include a point; another a lender credit. Compare the APR and the cash to close together, not the rate alone.
- Lock length. A 45- or 60-day lock costs more than a 30-day one.
Which Loan Each Modesto Neighborhood Usually Prices On
Airport District, South Modesto and the West Side
Older, lower-priced homes where first-time buyers and investors meet. FHA and 3% down conventional are the programs to price first, and an investor offer on the same house will be priced on the higher non-owner-occupied grid or as a DSCR loan.
Northwest Modesto and the College Area
The mid-price family market, from mid-century homes near Modesto Junior College West to 1970s through 2000s tracts. Buyers here may weigh 5% against 10% down, which is exactly where conventional pricing and PMI shift.
La Loma, Graceada Park and Downtown
Historic and older homes. Rate pricing is ordinary, but older systems can bring appraisal or insurance questions that stretch the escrow, so a 45-day lock is sometimes the safer choice.
Northeast Modesto, Village One and Del Rio
The upper tier, with Northeast Modesto around $528,000. A loan at that median is comfortably conforming; jumbo pricing comes up mainly on large custom or estate homes in Northeast Modesto and in Del Rio, which sits just outside the city limits.
When to Lock a Modesto Mortgage Rate in a 24-Day Market
A good listing can be in escrow within a few weeks of hitting the market, so the work that normally happens after an accepted offer, verifying income and assets and reviewing credit, should happen before it. Once a contract is signed, a 30-day lock fits most resale purchases with an underwritten loan. If the appraisal, repairs or a slower escrow push the closing date, an extension costs more than choosing the right lock period up front, so give Mike your contract dates and he will price the period that fits. The decision to lock or float stays with you.
Five Steps to a Locked Rate in Modesto
- Price it before you tourUse the cards and engine to set a target payment for your price range.
- Finish the paperwork earlyIncome, assets and credit reviewed so the approval is ready when a listing appears.
- Offer with confidenceA short loan contingency is realistic once underwriting is done.
- Lock with the contractMatch the lock period to the escrow calendar, usually 30 days.
- Close inside the lockAppraisal and final conditions clear before the lock expires.
Paying for a Lower Rate: The Break-Even Test
Points lower the rate; a lender credit raises it in exchange for money toward closing costs. The ladder below shows five steps around par on a $465,000 purchase with 20% down, each with its APR and the number of months of savings it takes to recover the cost. Buyers commuting to the Bay Area who may move closer to work in a few years may lean toward par or a credit. Buyers settling in for the long run can make points pay.
| Rate on a $372,000 loan | APR | Points or credit | Payment vs par | Points pay back in |
|---|---|---|---|---|
| 6.875% | 7.031% | You pay $3,255 | $62/mo less | 53 months |
| 7.000% | 7.108% | You pay $1,395 | $31/mo less | 45 months |
| 7.125% | 7.210% | You pay $465 | Same | None |
Conventional 30-year fixed, 20% down on $465,000, from today’s Stanislaus County rate sheet.
Is a 15-Year Term Within Reach?
At the Modesto median with 20% down, the loan is $372,000. The comparison sets both terms side by side at today’s Stanislaus par pricing, showing the monthly cost and the interest each one carries over its life. Owners refinancing a loan that is already partly paid down, and move-up buyers bringing equity from a previous home, are the usual 15-year candidates.
| $465,000 home, 20% down ($372,000 loan) | 30-year fixed, 7.125% (7.192% APR) | 15-year fixed, 6.375% (6.436% APR) |
|---|---|---|
| Principal and interest | $2,506/mo | $3,215/mo |
| Interest over the full term | $530,244 | $206,702 |
| Each 0.25% in rate on the 30-year | about $63 a month | |
Modesto median sale price, August 2026 (Redfin). Principal and interest only. Rates are today’s Stanislaus County par prices and change daily.
The Prime Rate Is a Different Story
Fixed mortgage rates track the bond market, not the Federal Reserve’s target directly, which is why they sometimes move ahead of a Fed decision or not at all. A HELOC, by contrast, floats with prime, and prime follows the Fed. If you own already and want cash, see the Modesto HELOC page, with lines priced from 7.49% APR, variable. Veterans should see Modesto VA loans.
Modesto Rate Questions, Answered
Why might my quote be higher than the Modesto mortgage rates on the cards?
The cards assume an owner-occupied single-family home with 20% down, a credit score of 780 and a 30-day lock period. Less down, a lower score, a rental or two-unit property, or a longer lock each add cost. Run your own figures through the pricing engine, or pass them to Mike, for a rate and APR built on your actual purchase or refinance.
Do these rates cover Turlock, Ceres and the rest of Stanislaus County?
Yes. A Turlock or Ceres address prices off the same Stanislaus County sheet as Modesto, with the same $832,750 conforming limit and $545,100 FHA limit; your score, down payment and property type do the rest. That includes Del Rio and other unincorporated areas around Modesto.
Is FHA or conventional cheaper on a Modesto median-priced home?
It depends on your score and down payment. At strong scores, conventional with 5% down often wins because PMI is cheap and can be removed. At lower scores, FHA’s steadier pricing can produce a lower payment despite its mortgage insurance. The three-way table above runs a $465,000 purchase at a 700 score with today’s rates.
How long a rate lock do I need for a Modesto purchase?
Most resale purchases with an underwritten loan close inside a 30-day lock. Because Modesto homes go under contract quickly, the key is getting the loan approved before you write the offer, then locking once the contract is signed. New construction and files waiting on repairs may need 45 or 60 days.
Will buying points save me money?
Only if you keep the loan long enough. Divide the cost of the points by the monthly savings to get the break-even month, which the ladder above shows for today’s Modesto pricing. If you may sell, move closer to a Bay Area job or refinance before then, par pricing or a lender credit usually comes out ahead.
Can I ask a Modesto seller to pay for a rate buydown?
You can ask, but with homes selling near 99% of list in August 2026, sellers may decline credits on well-priced listings. Homes that have sat longer than the 24-day median are better candidates. If a credit is agreed, it can go toward points within the lender’s limits on seller contributions.
Does checking Modesto mortgage rates affect my credit?
No. The cards and the pricing engine use the details you type in, with no credit pull. A credit report is ordered only when you apply, and mortgage inquiries within a short shopping window generally count as one for scoring.
What Clients Say About Working With Mike
★★★★★
The process went smoothly and very quickly
★★★★★
Everthing was explained in detail and answered all my questions.
★★★★★
Mike had great communication and knows how to get things done.
More Modesto Home Loan Guides
Nearby Sacramento and Central Valley Cities
Get a Personal Modesto Mortgage Rate Quote
Send the price, down payment, a rough credit score and the property type. Mike will price it with us and, when it helps, with other wholesale lenders and send the rate, APR and cash to close, usually the same business day. No credit pull to start.
Prefer to talk? Call 800-801-5626.