California Mortgage Lender — Home Loans Across the Golden State
Mango Stock Mortgage is licensed by the California Department of Financial Protection and Innovation to arrange home loans for California borrowers — from first-time buyers in Fresno to jumbo purchases in San Francisco and DSCR investor loans across the state.
California Mortgage at a Glance
Key numbers for California homebuyers and refinancers in 2026
California Mortgage Loan Programs
California is not one housing market — it is a dozen of them. A $1.3M purchase in Santa Clara County and a $420K purchase in Bakersfield need completely different loan structures. These are the programs we arrange for California borrowers.
FHA Loans in California
Government-backed loans with as little as 3.5% down and flexible credit requirements — often the entry point in California’s higher-priced counties.
- Minimum 580 credit score
- 3.5% down payment
- 2026 CA limits: $541,287 to $1,249,125 by county
VA Loans in California
Zero down payment home loans for California veterans, active duty military and surviving spouses — heavily used across San Diego, Riverside and Sacramento.
- 0% down payment
- No private mortgage insurance
- No VA county loan limit for full-entitlement buyers
Conventional Loans
The most common California home loan. Conforming, high-balance and non-conforming options depending on your county.
- As low as 3% down (first-time buyers)
- 2026 baseline limit: $832,750
- No PMI with 20%+ down
USDA Loans in California
Zero down payment loans for eligible rural and suburban areas — much of the Central Valley, the far north, and the Sierra foothills qualify.
- 0% down payment
- Income and area eligibility apply
- Lower mortgage insurance costs
Jumbo Loans in California
Financing above the conforming limit — the default rather than the exception across much of coastal California.
- Loans above $832,750 (or your county’s high-cost limit)
- Fixed and adjustable rates
- Common in LA, Orange and Bay Area counties
Mortgage Refinance
Lower your rate, shorten your term, or access equity from a California property that has appreciated significantly.
- Rate and term refinance
- Cash-out refinance
- Streamline options (FHA/VA)
HELOC & Home Equity
California homeowners often hold substantial equity. Access it without disturbing a low first-mortgage rate.
- Borrow up to 85–90% LTV
- Interest-only draw period
- California property only
First-Time Home Buyer
CalHFA runs some of the most substantial first-time buyer assistance in the country, including shared-appreciation down payment help.
- CalHFA MyHome Assistance Program
- Dream For All Shared Appreciation Loan
- Low and no-down programs
Why California Homebuyers Work With a Broker
We are not a bank. We are a licensed California mortgage broker, which means we are not limited to one institution’s rate sheet, one set of underwriting overlays, or one answer. If your file is self-employed, equity-rich but income-light, or sized well above the conforming limit — the situations California produces constantly — having options matters more than having a branch.
Mortgage Broker vs. Bank in California
When you apply directly with a California bank or credit union, you get that institution’s products and that institution’s guidelines. If your file does not fit, the answer is no, and you start over somewhere else.
California Cities We Serve
We arrange home loans throughout all 58 California counties. These are the markets we write about most.
Understanding the California Real Estate Market
California remains the most expensive large housing market in the country. The statewide median for an existing single-family home was $901,420 in August 2026 according to the California Association of Realtors — roughly double the national median, and high enough that the loan structure matters as much as the rate.
That price level is why county loan limits matter so much here. The 2026 baseline conforming limit is $832,750, but ten California counties — Los Angeles, Orange, Santa Clara, San Francisco, San Mateo, Alameda, Contra Costa, Ventura, Santa Cruz and Marin — sit at the high-cost ceiling of $1,249,125. San Diego County falls in between at $1,104,100. Inland counties including Sacramento, Fresno, Kern, Riverside and San Bernardino use the $832,750 baseline. A purchase that is a jumbo loan in Bakersfield can be a conforming loan in Santa Clara.
California Mortgage Resources & Tools
Frequently Asked Questions — California Mortgage
What credit score do I need for a mortgage in California?
Most California mortgage programs require a minimum 620 credit score for conventional loans and 580 for FHA loans. VA loans may accept scores in the 580–620 range depending on the lender. Jumbo loans — which a large share of California purchases require — typically want 700 or higher, because the loan amount is larger and the pricing is more sensitive to credit.
What is the 2026 conforming loan limit in California?
It depends on your county. The 2026 baseline is $832,750, which applies in counties including Sacramento, Fresno, Kern, Riverside and San Bernardino. Ten high-cost counties — Los Angeles, Orange, Santa Clara, San Francisco, San Mateo, Alameda, Contra Costa, Ventura, Santa Cruz and Marin — are at the ceiling of $1,249,125. San Diego County sits between the two at $1,104,100. Above your county’s limit you are in jumbo loan territory.
How much do I need for a down payment in California?
Down payment requirements do not change by state: 0% for VA and USDA loans, 3.5% for FHA, 3–5% for conventional depending on program, and typically 10–20% for jumbo. What changes in California is the dollar amount behind those percentages. On a $900,000 purchase, 3.5% is $31,500 — which is why CalHFA down payment assistance is worth checking before you assume you need to wait.
What is CalHFA and can it help me buy a home in California?
CalHFA (California Housing Finance Agency) is the state agency that runs first-time buyer assistance. Its MyHome Assistance Program provides a deferred-payment junior loan toward down payment and closing costs, and the Dream For All Shared Appreciation Loan provides down payment help in exchange for a share of future appreciation. Programs carry income limits, sales price limits and homebuyer education requirements, and funding rounds open and close — so eligibility is worth confirming when you are ready to move rather than months ahead.
Do I need a jumbo loan to buy in California?
Often, but not always — and the answer is county-specific rather than price-specific. A $1,000,000 purchase in Los Angeles County is under the $1,249,125 high-cost limit and can be financed as a conforming high-balance loan. That same $1,000,000 purchase in Fresno County is well above the $832,750 baseline and would be a jumbo. This is one of the most common places California buyers are given the wrong answer.
How long does it take to close on a home in California?
A typical California purchase closes in 21–30 days from application, though jumbo files, condo projects requiring HOA review, and self-employed borrowers with complex income documentation can run longer. Getting fully pre-approved before you write offers is the single biggest factor in a California closing timeline — in competitive markets it also determines whether your offer is taken seriously.
Ready to Get Pre-Approved for a California Mortgage?
Whether you are buying your first California home, refinancing a property that has appreciated substantially, or financing an investment property with rental income, we can tell you what you qualify for before you start writing offers.
Mango Stock Mortgage | NMLS# 2815478 | Licensed by the California Department of Financial Protection and Innovation under the California Financing Law, License No. 60DBO-218256. Loans made or arranged pursuant to a California Finance Lenders Law license. This is not a commitment to lend. All loans are subject to credit, underwriting, appraisal and program approval. Rates, programs and terms are subject to change without notice. Equal Housing Lender. See our Licensing & State Disclosures.
Related California Mortgage Resources
- CalHFA Loan California — Down Payment Assistance Programs
- Bank Statement Loans California — For Self-Employed Buyers
- DSCR Loans California — Investor Mortgages
- Self-Employed Mortgage California
- Non-QM Loans California — Alternative Mortgage Programs
- First-Time Home Buyer California Guide
- HELOC Lenders California
- Request a California Rate Quote
See what you qualify for
Tell us about the property and what you are trying to do. A licensed loan officer will come back to you within one business day with what is actually available — including when the answer is to wait.