California home loans, explained like a person would.
I'm a California-licensed mortgage loan originator based in the Santa Clarita Valley, lending throughout Southern California and statewide. Same straight answers whether you're buying in Ventura, Orange County, the Inland Empire or San Diego.
Southern California counties I lend in
Loan limits vary by county. Los Angeles and Orange counties sit at the 2026 high-cost ceiling of $1,249,125. Inland counties such as Riverside and San Bernardino use the $832,750 baseline for conforming loans. I'll confirm the exact limit for your property.
California-specific things to plan for
- Property taxes and Mello-Roos. Prop 13 sets the base tax near 1% of purchase price, but special assessments and Mello-Roos districts can push the effective rate higher, especially in newer communities.
- Homeowners insurance. Insurance availability and cost have changed fast in California, especially in wildfire zones. Get a quote early because lenders need proof of coverage to close.
- Down payment assistance. CalHFA and some local programs may help with down payment or closing costs for eligible buyers. Rules and funding change, so ask me what is open right now.
- High prices, more program choices. High-balance conforming, jumbo, bank statement and DSCR loans are common here, not exotic.
Every program, statewide
Conventional · FHA · VA · Jumbo · Refinance · HELOC · Self-employed · Investor / DSCR · First-time buyer · Move-up
Who you're working with
Chance Stevens, NMLS #2529600, originating through American Family Funding (NMLS #252302), licensed by the California Department of Financial Protection and Innovation under the California Residential Mortgage Lending Act. You can verify my license at NMLS Consumer Access.
Common questions
Can you do my loan if I'm buying in San Diego or Orange County?
Yes. I'm licensed to originate in California and lend statewide, not just in Santa Clarita.
What is the 2026 conforming loan limit in California?
It depends on the county. The baseline is $832,750 and high-cost counties such as Los Angeles and Orange go up to $1,249,125 for a one-unit home.
Are there first-time buyer programs in California?
Yes. CalHFA offers programs for eligible first-time buyers, and some counties and cities run their own. Funding and eligibility rules change, so I check what is available for your income and property.
Do I need a local lender to buy in California?
You need a lender licensed in California who understands state-specific costs like Mello-Roos, supplemental property tax bills and insurance requirements. A local lender also tends to close more smoothly with local agents and escrow.
Every kind of home loan, one straight answer.
Want your real numbers?
No credit pull to start. Tell me what you're trying to do and I'll show you the payment, the cash to close and your best two or three options.
Already have a quote? Send me a Loan Estimate →
Rather text? Text “SCV ready” to (661) 284-1150 and I’ll send you my calendar.