Northeastern California
Modoc County Mortgage Lender
Save Financial, Inc. is a California-licensed mortgage brokerage serving all of Modoc County, from the county seat of Alturas out to Cedarville, Adin, Newell, and Fort Bidwell. The 2026 conforming loan limit in Modoc County is $832,750 and the FHA limit is $541,287, but the current median home price is only about $191,000 — so most local buyers finance well below those ceilings. Home to roughly 8,600 residents in California's remote high-desert northeast corner, Modoc is a ranching and small-town market where USDA rural financing, FHA, VA, and conventional loans do most of the work. Save Financial closes Modoc County loans efficiently once documentation is complete.
About Modoc County
Modoc County sits in the far northeast corner of California, where the state meets Oregon and Nevada on the high-desert plateau. The county seat, Alturas, is the only incorporated city, and the total population is around 8,600 — making Modoc one of the least populous counties in the state. Life here is shaped by cattle ranching, hay and alfalfa farming, the surrounding Modoc National Forest, and a landscape of sagebrush flats, lava beds, and mountain valleys. It is quiet, spread out, and genuinely rural.
The upside for buyers is affordability. With a median home price near $191,000, Modoc is among the most affordable places to own a home anywhere in California. The trade-off is a thin market: only a modest number of homes change hands in any given year, so pricing is approximate, comparable sales can be scarce, and appraisals on acreage or unique properties take extra attention. Save Financial understands that context and originates mortgages for buyers and homeowners across the whole county. We are licensed by the California Department of Real Estate (DRE #01875766) and registered with NMLS (#377740), and we close Modoc County loans efficiently when documentation is complete.
Cities and communities we serve in Modoc County
…and the ranches, farms, and unincorporated communities across the rest of Modoc County.
Recommended for Modoc County
Loan programs that fit this market
USDA loans
Essentially all of Modoc County is USDA Rural Development eligible — $0-down financing that pairs naturally with local home prices.
Learn more →FHA loans
Just 3.5% down with credit scores from 580 — and on a $191,000 home, that is a very small out-of-pocket figure.
Learn more →VA loans
$0 down for eligible veterans and service members, a good fit for a rural county with many who have served.
Learn more →Modoc County loan limits and financing facts
One thing stands out on the table below: the loan limits are enormous relative to what homes actually cost here. A conforming limit of $832,750 is more than four times the county's median price, which means jumbo loans are almost unheard of in Modoc. For the vast majority of local purchases, the practical question is not the ceiling but the down payment and program fit.
| 2026 conforming loan limit (1-unit) | $832,750 |
|---|---|
| 2026 FHA loan limit (1-unit) | $541,287 |
| Median home price (approximate) | $191,000 |
| Population | 8,600 |
| County seat | Alturas |
| Region | Northeastern California |
| Statewide service | All 58 counties |
| Loans funded statewide | rated 4.9 stars across California families |
Real-world examples
Two example mortgage scenarios in Modoc County
Here is what typical Save Financial transactions look like in Modoc County at today's rates. These numbers are illustrative and built around the county's roughly $191,000 median; your actual quote depends on credit, income, and the specific property.
Scenario 1: USDA $0-down home in Alturas
Buyer profile: A county worker and a part-time bookkeeper earning a combined $62,000/year buying their first home in Alturas
- Purchase price: $191,000 (near the Modoc County median)
- Down payment: $0 (USDA Rural Development eligible)
- Loan amount: $191,000 (USDA guaranteed, far below the $832,750 conforming limit)
- Interest rate: 6.30% APR (30-year fixed)
- Principal & interest: $1,182/month
- Property tax: $175/month
- Insurance: $95/month
- Total monthly payment: ~$1,452
- DTI: about 28% of $62K/year — comfortably inside USDA guidelines
Outcome: Save Financial confirms USDA eligibility on the exact address in about a minute. With a small seller credit toward closing costs, the buyers move in with very little cash out of pocket — the affordability of the local market doing most of the work.
Scenario 2: FHA purchase of a rural parcel near Cedarville
Buyer profile: A single buyer earning $54,000/year purchasing a modest home on a few acres outside Cedarville
- Purchase price: $210,000 (slightly above median, with acreage)
- Down payment: 3.5% FHA minimum = $7,350
- Loan amount: $202,650 (FHA, well under the $541,287 county limit)
- Interest rate: 6.20% APR (30-year fixed FHA)
- Principal & interest: $1,241/month
- Property tax: $192/month
- Insurance: $110/month
- FHA MIP: $93/month (life-of-loan with <10% down)
- Total monthly payment: ~$1,636
- DTI: about 36% of $54K/year — well within FHA's DTI limits
Outcome: Because the property sits on acreage with a well and septic, Save Financial orders an appraisal that accounts for the rural comparables and lines up the file to FHA property standards up front — avoiding surprises and keeping the closing on track.
Frequently asked questions about Modoc County mortgages
What is the conforming loan limit in Modoc County for 2026?
The 2026 conforming loan limit in Modoc County is $832,750 for a one-unit property. In practice almost no Modoc County purchase comes close to that ceiling, since local home prices sit far below it — but the same generous limit applies here as everywhere in California. Save Financial originates conforming loans throughout the county at competitive wholesale pricing.
What is the FHA loan limit in Modoc County?
The 2026 FHA loan limit in Modoc County is $541,287 for a one-unit property. Because typical Alturas home values are well under $200,000, buyers here rarely bump against the FHA ceiling. FHA still matters locally for its low 3.5% down payment and flexible credit standards from 580.
What is the median home price in Modoc County?
The median home price in Modoc County is roughly $191,000, among the lowest in California. Because the market is small and few homes trade in a given month, that figure is approximate and can swing with just a handful of sales. Save Financial pre-approves buyers across the modest price range found in and around Alturas.
Does Save Financial serve all of Modoc County?
Yes. Save Financial is licensed in all 58 California counties including Modoc County. Alturas is the only incorporated city, but we also originate loans for buyers on rural parcels and in unincorporated communities such as Cedarville, Newell, Fort Bidwell, and Adin. We close loans efficiently once documentation is complete.
Can I get a USDA loan in Modoc County?
Almost certainly. Effectively all of Modoc County qualifies as a USDA Rural Development area, so most buyers can access $0-down USDA financing subject to income limits. Given how affordable local homes are, USDA is often the single best fit here. Save Financial can confirm eligibility for a specific Modoc County address in about a minute.
Is it harder to get a mortgage on a rural Modoc County property?
It can take a little more care. Large acreage, well and septic systems, outbuildings, and a thin supply of comparable sales all affect appraisals and program eligibility. Save Financial regularly works these files and matches rural Modoc County borrowers to the loan program — conventional, FHA, VA, or USDA — that actually fits the property.