California Home Loans — Every Program, One Application
Purchase, refinance, equity and investor financing across all 58 California counties.
Purchase Loans
Financing to buy a home in California, from first purchase to move-up.
- FHA — 3.5% down, 580 credit minimum, county limits up to $1,249,125
- VA — zero down for eligible veterans, no county limit on full entitlement
- Conventional — from 3% down, conforming and high-balance
- USDA — zero down in eligible rural areas
- Jumbo — above your county conforming limit
- First-time buyer programs — including CalHFA assistance
Refinance and Equity
Restructuring what you already own, or reaching the value built up in it.
- Rate-and-term refinance — a new rate or term on the existing balance
- Cash-out refinance — a larger loan returning the difference to you
- HELOC — a revolving second lien that leaves your first mortgage alone
- Home equity loan — a fixed lump sum in second position
- FHA and VA streamline — reduced-documentation refinances for existing borrowers
Self-Employed and Alternative Documentation
California has an unusually large self-employed population, and tax returns frequently understate real cash flow.
- Bank statement loans — 12 or 24 months of deposits instead of returns
- Self-employed mortgages — multiple documentation routes for business owners
- Asset depletion — qualifying income derived from liquid assets
- Non-QM programs — ITIN, foreign national, and recent credit event
Investment and Business-Purpose Lending
We are not only a residential shop. Investment property financing is a substantial part of what we do, in California and Colorado both.
- DSCR loans — qualify on the property’s rent, with title vested in an LLC
- Conventional investor financing — for buyers who document personal income
- 2-4 unit properties — including owner-occupied purchases using rental income
- Larger multifamily and commercial scenarios — these start with the specific deal rather than a rate sheet
One Application, Not One Lender
We are a broker, not a bank. That means your file is not confined to a single institution’s guidelines. If your income is self-employed, your property is unusual, or your loan sits above your county limit — all common in California — having more than one possible answer is the whole point.
California Home Loan FAQ
What loan programs do you offer in California?
Purchase financing through FHA, VA, conventional, USDA and jumbo; refinancing including cash-out and streamline options; home equity through HELOCs and home equity loans; alternative documentation including bank statement and asset depletion; and investment property financing including DSCR loans.
Do you lend on California investment property?
Yes. Investment and business-purpose lending is a significant part of our work, including DSCR loans that qualify on rental income with title held in an LLC. We do the same in Colorado.
Why do you not show rates on your site?
Because a published rate is wrong for most people who read it. Your rate depends on credit, down payment, loan amount, property type, occupancy and county — and California county limits alone range from $832,750 to $1,249,125. We quote your actual file instead.
Which California counties do you serve?
All 58. We are licensed by the California Department of Financial Protection and Innovation under the California Financing Law, license 60DBO-218256.
Start With Your Situation, Not a Rate Sheet
Tell us what you are trying to do and how your income is structured. We will tell you which programs actually fit and what they cost.
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. We do not publish rates; all quotes are personalized. This is not a commitment to lend. All loans are subject to credit, underwriting, appraisal and program approval. Equal Housing Lender. See our Licensing & State Disclosures.
Related California Mortgage Resources
- California Mortgage — Statewide Home Loans
- DSCR Loans California
- First-Time Home Buyer California
- Refinance California
- Get Pre-Approved in California
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.