Tracy, CA
Buy your first Tracy home with confidence.
Real Tracy prices, real programs — FHA, first-time-buyer, conventional — matched to what your Tracy file qualifies for, in Regency Park and citywide.
Is there a mortgage broker serving Tracy, CA?
Yes. Choice Home Mortgage is a family-owned California mortgage broker (NMLS #2629064, CA DRE #01822046), and Tracy is in our service area. Owner Esther Buede handles each Tracy loan herself and compares many lenders for it, so a Tracy buyer is not limited to one bank's programs.
For 2026, a one-unit Tracy home can carry a conforming loan of up to $832,750, the San Joaquin County limit FHFA sets, and we check where your Tracy price falls before you write an offer. The whole process runs by phone and online.
Inside the Tracy mortgage market.
Tracy is the westernmost affordable satellite of the Bay Area commuter belt, with ACE rail service to the Tri-Valley and Silicon Valley, structurally attractive to buyers priced out of Alameda, Contra Costa, and Santa Clara counties; its inventory skews to newer single-family construction offering more square footage per dollar.
Financing follows that Tracy math. The 2026 conforming number for Tracy buyers in San Joaquin County is $832,750 — the baseline every Tracy file starts from. Most Tracy purchases sit comfortably under that $832,750 line, keeping conventional, FHA, and first-time-buyer open for Tracy buyers. As a market, Tracy runs entry-level. Source: FHFA 2026 limits. We’ll verify your numbers.
2026 loan limits checked against FHFA’s county file; this page was last updated October 13, 2026.
Roughly 84,000-plus people call Tracy home, spread from Regency Park to MacArthur Drive corridor, with Manteca and Stockton minutes away. the Great Wolf Lodge at the Altamont gateway to the Tracy line — that’s ground we know well. Regency Park, Gretchen Kemp area, Arbor Park, and MacArthur Drive corridor — we finance homes in each of them, and everywhere else Tracy reaches. Looking for a mortgage broker near you in Tracy? We serve Tracy by phone and online, so Tracy buyers get local-market help without driving anywhere.
What you get with a local broker.
Tracy market knowledge
We work Tracy street by street — Regency Park, Gretchen Kemp area, Arbor Park and beyond — matching each neighborhood's prices to programs that fit.
First-time & assistance
Tracy buyers often start with FHA, first-time-buyer, conventional — we match Tracy files to the down-payment and first-time programs they qualify for.
Lenders shopped for you
One Tracy application, many lenders competing on it — that's what a Tracy buyer hires a broker for.
Owner-handled
Esther Buede — the owner — works your Tracy loan start to finish; our Google reviews show Tracy buyers why that matters.
One owner, handling your whole loan.
Your Tracy loan gets the owner, not a queue: Esther Buede, licensed (individual NMLS #2003644). The family brokerage dates to 2005. One person, your whole Tracy loan — from Gretchen Kemp area across the Tracy map. Meet the family behind CHM →
“Closed in 8 days. I never knew a home refinance could happen so quickly and painlessly!”
Built around your Tracy home, not a shelf product.
Around the Great Wolf Lodge at the Altamont gateway, FHA remains the workhorse of Tracy lending. For Tracy we lean on FHA, first-time-buyer, conventional — but whatever fits your Tracy file, we shop it: conventional, jumbo, VA, non-QM, and FHA. Whenever you’re ready — buying, exploring a refinance, or still weighing options — start your application here or call (949) 522-7310.
For Tracy, that usually means FHA, first-time-buyer, conventional.
If the down payment is the wall between you and a Tracy home, read what assistance actually exists right now — CalHFA reaches Tracy.
Not every Tracy file fits a W-2 box — self-employed borrowers can qualify on 1099 income. The full San Joaquin County 2026 loan-limit breakdown covers every unit count, not just the single-family line above.
Beyond Tracy itself, Manteca, Stockton, Modesto buyers work with us the same way. Browse our California service areas →
NMLS #2629064 · CA DRE #01822046 — Choice Home Mortgage, a licensed California mortgage broker serving Tracy. Equal Housing Opportunity.
Tracy home-loan questions, straight answers.
What's the 2026 conforming loan limit in Tracy?
$832,750 is the 2026 conforming limit for a single-family home in Tracy, based on FHFA's figure for San Joaquin County. That is the national baseline with no high-cost adjustment, so a loan above $832,750 is a jumbo loan. For two units, the San Joaquin County conforming limit is $1,066,250.
How do first-time buyers usually finance a Tracy home?
First-time buyers in Tracy usually finance with FHA and conventional loans. FHA loans allow 3.5% down with a credit score of 580 or higher, under HUD's rules. An FHA loan on one unit in San Joaquin County can go to $678,500 in 2026 (HUD). Some conventional programs accept 3% down from first-time buyers.
Do you cover all of Tracy?
Yes, we cover all of Tracy, including Regency Park, Gretchen Kemp area, Arbor Park and MacArthur Drive corridor. What changes from one neighborhood to the next is the price and the appraisal, since the appraiser compares recent sales nearby. A Regency Park address and a MacArthur Drive corridor address get the same lender shopping from us.
Is Choice Home Mortgage local to Tracy?
Not in person: Tracy is about 339 miles from our Fountain Valley office, but it is inside our California service area. We are a family-owned California mortgage broker (NMLS #2629064, CA DRE #01822046), and we compare many lenders on every loan. Applications, documents and updates for Regency Park or MacArthur Drive corridor homes all move by phone and online.
Do you serve areas near Tracy?
Yes. Besides Tracy, we also arrange loans in Manteca, Stockton and Modesto. Every address is checked against its own county's 2026 limit before we quote. Choice Home Mortgage arranges those loans as a licensed California broker, the same way as a Tracy file. For a one-unit home in San Joaquin County, the 2026 conforming limit is $832,750.
Let's finance your Tracy home.
Your Tracy plans, the owner's full attention, and a market of lenders shopped on your Tracy file's behalf.