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Priced for San Joaquin County each business day
Stockton Mortgage Rates Today
These Stockton mortgage rates are today’s par prices for a San Joaquin County home, each with its APR. Because a small down payment changes the math most, the first comparison below puts FHA, VA and 5% down conventional side by side. After that: the term, the points and the local costs that change your payment more than the rate does.
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Today’s Stockton Mortgage Rates for San Joaquin County
Priced for San Joaquin 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 FHA 7.250% 7.324% APR P&I $4,366/mo on $640,000
0.187 points 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 San Joaquin 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 Stockton scenario, no credit pull.
Low Down Payment, Three Ways, at $380,000
A $380,000 price sits between South Stockton’s roughly $330,000 median and the Pacific area’s roughly $405,000 (Redfin, September 2026), in the city’s lower price tier. This prices one purchase at a 680 score as conventional with 5% down, FHA with 3.5% down and VA with nothing down. Read down to the total line, because mortgage insurance often decides it more than the rate.
| $380,000 purchase, 680 credit | Conventional, 5% down | FHA, 3.5% down | VA, 0% down |
|---|---|---|---|
| Down payment | $19,000 | $13,300 | $0 |
| Loan amount | $361,000 | $373,117 with 1.75% upfront MIP | $388,170 with 2.15% funding fee |
| Today’s rate (APR) | 8.125% (8.226%) | 7.000% (7.080%) | 7.000% (7.054%) |
| Principal and interest | $2,680/mo | $2,482/mo | $2,583/mo |
| Mortgage insurance | $289/mo PMI | $168/mo MIP | None |
| Before taxes and insurance | $2,969/mo | $2,650/mo | $2,583/mo |
| Mortgage insurance ends | At 20% equity (can be removed) | Life of the loan with under 10% down | Never charged |
Before property tax, homeowners insurance and any flood policy. FHA includes the 1.75% upfront premium; VA includes the 2.15% first-use funding fee, which is waived for veterans receiving disability compensation.
Par Pricing, and How Far Yours May Move
Behind each card: an owner-occupied house, 20% down, 780 credit, impounds and a 30-day lock, priced where the lender neither charges points nor pays a credit. That is a benchmark for comparing Stockton mortgage rates across programs and days, not a quote. Click a card for the full set of rate and point combinations, or open the pricing engine and enter your own figures without a credit check.
What Changes a Stockton Mortgage Rate Quote
- Score, more than anything. Conventional pricing and private mortgage insurance both step up as scores fall. FHA pricing moves far less, which is why FHA is worth pricing in Stockton’s entry tier.
- Down payment. Each 5% of loan-to-value is a pricing step on conventional loans. On a $438,000 house, 5% is about $21,900.
- Occupancy. Stockton draws investor buyers, and rentals price higher than primary homes. Investors qualifying on rent use a DSCR loan.
- Loan size. San Joaquin County uses the $832,750 baseline limit and has no high-balance tier. Almost no Stockton purchase gets near it.
- Lender overlays. Two lenders can price the same 640-score file very differently, which is why Mike quotes several.
Stockton Market Numbers That Shape a Rate Quote
Sources: Redfin Stockton housing market (September 2026), Zillow (August 31, 2026).
More sales, flat prices and about a month on market add up to a market where buyers can negotiate. For rate shopping, that means time to compare lenders before the offer and a standard lock that usually covers the escrow. It also means the down payment and credit score, not the size of the loan, are what move your price.
How Stockton Neighborhoods Sort by Loan Program
South Stockton and Weston Ranch
Entry-level prices near South Stockton’s $330,000 median and 1990s to 2000s Weston Ranch tracts. FHA is worth pricing first, since par FHA pricing tends to beat conventional at scores in the 600s.
Pacific, Miracle Mile and University Park
Around the Pacific area’s $405,000 median, with 1920s to 1940s character homes. Conventional 5% down and FHA both fit; older homes may bring repair conditions that affect which program works.
Spanos Park and Quail Lakes
Middle-price tracts, with Spanos Park drawing Bay Area commuters, where conventional loans with 10% to 20% down often get the best combined rate and mortgage insurance.
Lincoln Village, Country Club and Brookside
The upper tier. Most loans still stay under the conforming limit; a few large Brookside waterfront homes move to jumbo pricing.
The 15-Year at Stockton Prices
On a $438,000 house with 20% down, the loan is about $350,000, small enough that a 15-year payment is realistic for some two-income households and for move-up buyers bringing equity. The table compares both terms at today’s par rates. The interest row is the case for the shorter term; the payment row is the case against it. The last row puts a value on a quarter point, useful when two lenders’ quotes are close.
| $438,000 home, 20% down ($350,400 loan) | 30-year fixed, 7.125% (7.192% APR) | 15-year fixed, 6.375% (6.436% APR) |
|---|---|---|
| Principal and interest | $2,361/mo | $3,028/mo |
| Interest over the full term | $499,455 | $194,700 |
| Each 0.25% in rate on the 30-year | about $59 a month | |
City of Stockton median sale price, September 2026 (Redfin). Principal and interest only, at today’s San Joaquin County par rates.
When to Pay Points and When to Take a Credit
If cash is the tight part of your purchase, a lender credit that covers closing costs can be worth more than a slightly lower rate. The ladder shows five prices on one loan from today’s county rate sheet, each with its APR and, for the rows that cost points, how many months of savings repay them. If you expect to refinance when rates fall, the payback period may never arrive.
| Rate on a $350,400 loan | APR | Points or credit | Payment vs par | Points pay back in |
|---|---|---|---|---|
| 6.875% | 7.033% | You pay $3,066 | $59/mo less | 53 months |
| 7.000% | 7.111% | You pay $1,314 | $29/mo less | 45 months |
| 7.125% | 7.212% | You pay $438 | Same | None |
Conventional 30-year fixed, 20% down on $438,000, from today’s San Joaquin County rate sheet.
Programs Priced Here and Their Basic Requirements
- FHA: 3.5% down at 580 or higher, 10% down from 500 to 579, up to $678,500 for one unit, with upfront and monthly MIP.
- Conventional: as little as 3% down for eligible buyers; private mortgage insurance falls as scores and equity rise.
- VA: no down payment and no monthly mortgage insurance for eligible veterans, plus a funding fee unless exempt.
- Jumbo: above $832,750, usually about 700 credit, 10% to 20% down and several months of reserves.
- Down payment help: no city or county program could be confirmed for 2026; CalHFA’s MyHome Assistance Program is listed as current statewide.
Flood Insurance Belongs in the Comparison
FEMA’s maps put parts of Stockton in flood hazard zones A, AO, AH and AE, and a conventional, FHA or VA lender may make flood insurance a condition on homes inside them. The rate does not change; the payment does. Two houses at the same price can qualify you for different loan amounts once one adds a flood premium. Look up each address and get a quote before you compare monthly costs.
Locks for Commuter Schedules
Stockton homes took a median of about 30 days to sell in September 2026 by Redfin’s count, and Zillow measured about 18 days to pending in August. A 30-day lock, which the cards assume, covers a typical escrow once the loan is underwritten early. If you are coordinating a Bay Area lease end or a sale, a 45-day lock may fit better and costs slightly more. Mike can tell you what your timeline needs, but whether to lock or float is your decision.
Fixed Mortgages and Prime-Based Lines
Fixed rates follow bond markets and inflation expectations, so Stockton mortgage rates do not move in step with the Federal Reserve. HELOCs follow the prime rate. Owners who want to borrow without replacing their first loan can see the Stockton HELOC page, with rates from 7.49% APR, variable. Buyers who want help choosing a program can start at the Stockton mortgage broker page.
From Stockton Mortgage Rate Quote to Locked Loan
- Try the engineEnter your own price, down payment and score in the pricing engine with no credit check.
- Send it to MikeHe prices FHA, conventional and VA for the same file with us and, when it helps, with other wholesale lenders.
- Add the real costsTaxes, insurance and any flood premium go in, so you compare full payments.
- Pick the cost structurePar, points or a lender credit toward closing costs.
- Lock with the contract30 days for most escrows, 45 for a lease end or paired sale.
Stockton Rate Questions, Answered
Are FHA rates lower than conventional in Stockton?
On many days FHA par rates price below conventional, especially for scores under the mid-700s. FHA adds a 1.75% upfront premium and monthly mortgage insurance, so compare the full payment. The comparison above runs all three at a 680 score with today’s county pricing.
Why is my quote higher than the Stockton mortgage rates on the cards?
The cards describe an ideal borrower: 780 credit, 20% down, a house you will live in, a 30-day lock. Your file may differ on one or more, often score or down payment, and each difference carries a price adjustment. Your own inputs show your rate with its APR.
Does a flood zone raise my mortgage rate in Stockton?
No. The loan is priced the same, but a home in a FEMA Special Flood Hazard Area may require flood insurance on a federally backed loan, and underwriting counts the premium as housing cost. That can shrink your maximum loan.
Is a 15-year mortgage realistic on a Stockton home?
For some buyers, yes. With 20% down on the $438,000 median the loan is about $350,000, and the 15-year payment is far more manageable than at coastal prices, though still much higher per month than a 30-year.
What credit score gets a good rate in Stockton?
Conventional pricing improves at each step up to about 780, while FHA pricing is flatter. Below the low 700s, FHA often wins on total payment. Lender minimums differ, so a broker can find one whose overlays fit a lower score.
Can a lender credit cover my closing costs?
Yes. Taking a rate above par earns a credit that can pay allowable closing costs, which helps when cash is the tight part of the purchase. The ladder above shows the trade on today’s rate sheet.
Do these rates apply outside Stockton city limits?
Yes, anywhere in San Joaquin County. Lenders price by county, so the same rate sheet and the $832,750 and $678,500 limits apply countywide. Alameda Mortgage lends throughout California from Simi Valley with local appraisal and escrow.
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See Your Own Stockton Mortgage Rate
Send the price, how much you plan to put down, your credit range and whether the home is in a flood zone if you know. Mike will price FHA, conventional and VA as a direct lender and against other wholesale lenders, usually the same business day. No credit pull to start.
Prefer to talk? Call 800-801-5626.