Home purchase loans for buying in Orange County and across California

Loan programs we offer

As an independent mortgage broker, we are not limited to one bank's menu. We compare programs from many lenders, including:

Conventional loans

The most common home loan, not backed by the government. Conventional loans offer fixed and adjustable rates, and some programs offer low down payment options for qualified buyers. With a smaller down payment you will usually pay private mortgage insurance (PMI), which can be removed later as you build equity.

FHA loans

Insured by the Federal Housing Administration, FHA loans are popular with first-time buyers because of flexible credit guidelines and low down payment options. FHA loans include mortgage insurance premiums, and loan amounts are capped at county limits that are updated each year.

VA loans

For eligible veterans, active-duty service members and some surviving spouses, VA loans offer flexible down payment requirements and no monthly mortgage insurance. A VA funding fee usually applies unless you are exempt.

Jumbo loans

Many Orange County homes cost more than the conforming loan limit. Jumbo loans finance higher-priced homes and typically call for stronger credit, larger reserves and a larger down payment. Because jumbo guidelines vary widely between lenders, shopping several lenders makes a real difference.

USDA loans

USDA loans help buyers in eligible rural areas with low down payment options. Very little of Orange County qualifies, so they rarely fit here, but they can be an option for some buyers looking farther inland. We can check whether a specific address is eligible.

Choosing your loan term

• 30-year fixed. The most popular option. Your rate and principal-and-interest payment never change, and the long term keeps the monthly payment lower.
• 15-year fixed. A higher monthly payment, but you pay the home off in half the time and pay far less interest overall.
• Adjustable-rate mortgage (ARM). The rate is fixed for an initial period, often 5, 7 or 10 years, then adjusts on a set schedule, so the payment can rise or fall. It can suit buyers who expect to move or refinance before the fixed period ends. We explain the rate caps and the worst-case payment before you decide.

Specialty purchase loans

Not every buyer fits a standard loan. These programs cover situations many banks turn away.

Self-employed, 1099 and non-traditional income

If your tax returns don't reflect what you really earn, bank statement loans can qualify you using 12 or 24 months of business or personal deposits, and 1099 loans use your 1099 income instead of tax returns. Asset-based loans can qualify you using savings and investments, which helps many retirees. These are called non-QM (non-qualified mortgage) loans. They often cost more than conventional loans, so we only recommend them when they clearly fit.

ITIN and foreign national loans

ITIN loans are for borrowers who work and file taxes in the U.S. with an Individual Taxpayer Identification Number instead of a Social Security number. Foreign national loans help buyers who live outside the U.S. purchase a home or investment property here. Both have their own documentation and down payment requirements, and we can explain what you will need.

Investment property and DSCR loans

Buying a rental home or a small multi-unit property? Conventional investment loans are one option. A DSCR loan (debt service coverage ratio) qualifies mainly on the property's expected rental income compared with its payment, rather than your personal income, which can suit investors who own several properties. Investment loans have stricter guidelines than loans for a home you live in.

Renovation purchase loans

Found the right location but the house needs work? A renovation loan lets you buy the home and finance the repairs or remodel in one loan, based on what the home will be worth when the work is done. Funds for the work are paid to your contractor in stages as it is completed. Already own your home? See renovation refinancing.

Construction loans

If you are building a new home or a major addition, a construction loan pays the builder in stages during construction. Some programs then convert to a regular mortgage when the home is finished, so you only close once. Construction loans usually require detailed plans, a licensed builder and a larger cash investment.

First-time homebuyers

Buying your first home comes with a lot of new terms. We explain each step, help you understand what you can comfortably afford, and get you pre-approved so sellers know you are ready to move.

Down payment assistance

Help with the down payment and closing costs is more common than many buyers realize. Programs are offered by the California Housing Finance Agency (CalHFA), by some cities and counties, and by some lenders. Many take the form of a deferred or forgivable second loan, and some are grants. Most have income and purchase-price limits, and many require a short homebuyer education course. Assistance can often be combined with an FHA or conventional loan, and we will check which programs you may qualify for.

Moving up or downsizing

If you already own a home, your equity can become your next down payment. We can help you plan the timing of selling one home and buying the next, including options like bridge financing so you are not forced to sell first. Homeowners 62 and older can also consider a HECM for Purchase, which uses a reverse mortgage to buy a new home with no required monthly mortgage payment. Because our president is also a licensed Realtor, we can help you look at the sale and purchase together.

Estimate your monthly payment

How the buying process works

1. Get pre-approved. We review your income, assets and credit and match you with the right program.
2. Shop with confidence. You know your price range, and your pre-approval letter strengthens your offers.
3. Make an offer. Once it's accepted, we lock your rate when the timing makes sense and order the appraisal.
4. Underwriting. The lender verifies your documents. We keep you updated and handle the back-and-forth.
5. Close and get your keys. You sign your final documents, the loan funds, and the home is yours.

Thinking about using equity from your current home instead? See our home equity options, or compare refinance options for a home you already own.