Butte County guide · Updated October 26, 2026

Mortgage Broker Serving Chico and Butte County

Von Mortgage is a mortgage broker based in Redding that helps Chico families buy homes with conventional, FHA, VA, USDA and CalHFA-backed loans from many lenders. In Butte County, plan around a 2026 conforming loan limit of $832,750, property tax that starts at 1% of assessed value, and a homeowners insurance quote before you make an offer.

Get a quote Call (530) 221-7700

Butte County at a glance
County: Butte
2026 conforming loan limit: $832,750 for a single-family home
CalHFA income limit, Butte County: $192,000
Where we work from: Redding, licensed throughout California; Sources and dates at the foot of the page.

Why a broker

Why use a mortgage broker to buy a home in Chico?

A broker compares loans from many lenders for your file. A bank can only offer its own. The difference shows up when a file has something unusual in it: self-employed income, a rental property, a high fire-risk address, or down payment help layered on top of the first mortgage.

Von Mortgage can place Chico purchases in conventional, FHA, VA and USDA loans, CalHFA down payment programs, self-employed loans and DSCR loans for investors.

Do you have an office in Chico?

No. Von Mortgage is based in Redding and is licensed throughout California. Chico families work with us by phone, email and e-signature, and the final signing happens with your escrow company, so you don't need to drive to Redding.

Pete Metz (NMLS #260571) has been in mortgage lending since 2003.

Budget

What will property tax be on a Chico home?

Expect about 1% of the assessed value each year, plus voter-approved assessments that vary by address. When you buy, the assessed value resets to your purchase price, and Butte County can then raise that base value by up to 2% a year.

As an example, a $450,000 purchase would carry a base tax of about $4,500 a year, or $375 a month, before any assessments. This is an illustration, not a quote. Ask for the property's current tax bill before you write an offer so you can see the assessments on that address.

What is the supplemental tax bill?

It is a one-time bill Butte County sends after a purchase to cover the change in assessed value. It generally arrives within a year of closing. Lenders usually do not pay it from your impound account, so set money aside for it.

When is Butte County property tax due?

Installments are due November 1 and February 1. They become delinquent after December 10 and April 10. Questions about a specific bill go to the Butte County Treasurer-Tax Collector at 530-552-3720.

Source: Butte County, New Property Owner information, checked October 26, 2026. If you are comparing towns, our Shasta County property tax guide covers the Redding side of the line.

Fire insurance

Can Chico families get homeowners insurance, and how does it affect the loan?

Yes, though in higher fire-risk parts of Butte County it can take more shopping and cost more than families budget for. Get a quote before you make an offer. Your lender needs a bound policy in place before the loan can close.

The most common way I see a Butte or Shasta County escrow get into trouble is an insurance quote that shows up after the offer is accepted. By then the payment you qualified for is already set, and a high premium can push it past what works.

What if regular insurers won't cover the house?

The California FAIR Plan is the fallback. The California Department of Insurance tells homeowners to shop the regular market first, then apply to the FAIR Plan through a licensed agent or broker. The FAIR Plan's residential coverage limit is $3 million.

FAIR Plan pricing is going up. KRCR reported on May 22, 2026 that the California Department of Insurance approved an overall 29.1% FAIR Plan rate increase, taking effect on new and renewal policies on October 15, 2026.

Our fire insurance guide goes deeper on the FAIR Plan. It is written for Shasta County, but the FAIR Plan rules are statewide.

Loan programs

Which loan programs can Chico families use?

Most Chico purchases fit a conventional, FHA, VA or USDA loan, sometimes with CalHFA down payment help. Because Butte County's 2026 conforming limit is $832,750, most Chico homes do not need a jumbo loan.

Loan options for a Chico home purchase, October 2026
Program	Minimum down payment	What to know in Butte County
Conventional	As low as 3% for eligible borrowers	2026 limit $832,750 for one unit, $1,066,250 for two units (FHFA)
FHA	3.5% with a credit score of 580 or higher	FHA limits are set by county. Check Butte County's current limit on HUD's lookup.
VA	0% for eligible borrowers, as long as the price is not above the appraised value	Same VA rules as anywhere in California
USDA	0% in eligible areas, with income limits	Eligibility depends on the exact address. Check it before counting on zero down.
CalHFA down payment help	Helps cover the down payment and closing costs	2026 income limit $192,000 in Butte County (CalHFA)
Self-employed	Varies by program	Bank statement and other options when tax returns understate income

Can I use a USDA loan in Chico?

It depends on the address. Enter the property in USDA's Property Eligibility tool before you count on zero down. USDA's 2023 California map update, effective October 1, 2023, listed Oroville as eligible. Our USDA loan page is written for Shasta County, but the program works the same way in Butte.

Down payment help

Is there down payment help for Chico families?

Yes. CalHFA programs are available in Butte County, and the 2026 income limit for CalHFA's government and conventional loans in Butte County is $192,000 (CalHFA income limits, effective June 30, 2026).

CalHFA's MyHome Assistance program helps eligible first-time homebuyers with the down payment and closing costs, paired with a CalHFA first mortgage through an approved lender. Loan amounts, the homebuyer education requirement and other terms change, so we confirm CalHFA's current terms when we quote your loan.

See our down payment assistance page for how the programs fit together.

How it works

How does buying a Chico home with Von Mortgage work?

Start with a quote. Call (530) 221-7700 or request a quote. We talk through income, credit, savings and the kind of home you want.
We compare lenders for your file and show you the loan options side by side, with real payments.
You get a pre-approval before you shop. This is also the time to get a homeowners insurance quote on any house you're serious about.
Once your offer is accepted, we handle the loan through escrow. Documents are signed by e-signature, with the final signing arranged with your escrow company. When you're ready, apply online.

Pete also helps Chico families buy a second home or rental outside California, in Oregon, Washington, Indiana, Texas, Louisiana or Florida. See all the areas Von Mortgage serves.

Do you have an office in Chico?

What is the conforming loan limit in Butte County for 2026?

$832,750 for a single-family home and $1,066,250 for a two-unit property, according to FHFA's 2026 county loan limit list. Loans above that amount are jumbo loans.

Can Chico families get homeowners insurance, and does it affect my loan?

Yes, though higher fire-risk addresses can take more shopping. The California Department of Insurance recommends trying the regular market first, then the California FAIR Plan through a licensed agent or broker. Your lender needs a bound policy before closing, so get a quote before you make an offer.

Can I use a USDA loan in Chico?

It depends on the exact address. Check the property in USDA's Property Eligibility tool at eligibility.sc.egov.usda.gov before you count on zero down, or send us the address and we'll check it with you.

Is there down payment help for Chico families?

Yes. CalHFA's MyHome Assistance program helps eligible first-time homebuyers with the down payment and closing costs. CalHFA's 2026 income limit in Butte County is $192,000. Terms change, so we confirm current rules when we quote your loan.

What will property tax be after I buy in Chico?

About 1% of your purchase price each year, plus voter-approved assessments that vary by address. Expect a one-time supplemental bill after closing that lenders usually don't pay from escrow. Installments are due November 1 and February 1; the Butte County Treasurer-Tax Collector is at 530-552-3720.

Sources and dates

Figures checked October 26, 2026. Rules and rates change; call before relying on a number.

Talk it through

Talk to Pete about buying in Chico

Send us the address you're looking at, or just the price range. We'll compare lenders, check USDA and CalHFA eligibility, and show you the full monthly payment with Butte County taxes and insurance.

Get a quote Apply online Call (530) 221-7700

Disclaimer: This information is educational and is not a commitment to lend, a loan approval, or an offer of credit. Any rates, payments, down payments or other figures shown are illustrative examples only, not quoted terms and not an offer to extend credit. Actual rates and terms depend on credit, income, property, occupancy and market conditions, and change daily. For current pricing see vonmortgage.com/rates.

Pete Metz, Mortgage Broker · NMLS #260571
Dream Big Ownership LLC dba Von Mortgage · NMLS #2592815
2777 Bechelli Lane, Redding, CA 96002 · Pete@VonMortgage.com
Equal Housing Opportunity.

Mortgage Broker Serving Chico and Butte County

Why use a mortgage broker to buy a home in Chico?

Do you have an office in Chico?

What will property tax be on a Chico home?

What is the supplemental tax bill?

When is Butte County property tax due?

Can Chico families get homeowners insurance, and how does it affect the loan?

What if regular insurers won't cover the house?

Which loan programs can Chico families use?

Can I use a USDA loan in Chico?

Is there down payment help for Chico families?

How does buying a Chico home with Von Mortgage work?

Questions Chico families ask

Sources and dates

Talk to Pete about buying in Chico

Contact Us

Get Connected

Follow Us

Ask Me a Question

Von Mortgage