California Mortgage FAQs — Straight Answers
The questions California buyers, homeowners and investors actually ask, answered without the hedging.
California Loan Limits
More California confusion traces back to county loan limits than to any other single topic, so it is worth stating plainly.
The 2026 baseline conforming limit is $832,750, which applies in counties including Sacramento, Fresno, Kern, Riverside and San Bernardino. Ten counties sit at the high-cost ceiling of $1,249,125: Los Angeles, Orange, Santa Clara, San Francisco, San Mateo, Alameda, Contra Costa, Ventura, Santa Cruz and Marin. San Diego County is an intermediate tier at $1,104,100. FHA limits run from a floor of $541,287 up to the same $1,249,125 ceiling.
The same purchase price can be conforming in one county and jumbo in another. That single fact drives a great many wrong answers California buyers are given.
We Do Not Publish Rates
You will not find a rate table on this site. A rate depends on your credit, down payment, loan amount relative to your county limit, property type, occupancy and documentation. A single advertised number would be wrong for most people reading it, so we quote real files instead. Send us yours.
Frequently Asked Questions — California Mortgages
What credit score do I need to buy a home in California?
580 for FHA with 3.5% down, 620 for most conventional programs, and typically 700 or higher for jumbo loans. Because a large share of California purchases exceed county conforming limits, the practical target here is often higher than the minimums suggest. VA has no set minimum, though most lenders look for 580 to 620.
How much down payment do I need in California?
0% for VA and USDA, 3.5% for FHA, 3–5% for conventional depending on program, and typically 10–20% for jumbo. The percentages are national; what is distinctly Californian is the dollar amount behind them. At the statewide median near $901,000, 3.5% is roughly $31,500 — which is why CalHFA assistance is worth checking.
What is the 2026 conforming loan limit in California?
It depends on the county. Baseline is $832,750; ten high-cost counties are at $1,249,125; San Diego County is at $1,104,100. Above your county limit you are in jumbo territory.
Do I need a jumbo loan in California?
Only if your loan exceeds your county limit. A $1,000,000 purchase in Los Angeles County is under the ceiling and can be financed as conforming high-balance; the same purchase in Fresno County would be a jumbo. Buyers are frequently quoted jumbo terms on loans that are still agency-eligible.
What is CalHFA and do I qualify?
CalHFA is the California Housing Finance Agency, which runs first-time buyer assistance including the MyHome deferred junior loan and the Dream For All shared appreciation loan. Income limits, sales price limits and homebuyer education requirements apply, and funding rounds open and close — so confirm availability when you are ready to buy rather than months ahead.
Can I get a mortgage in California if I am self-employed?
Yes, and there is more than one route. Full documentation works when your returns support the loan; bank statement programs qualify you on deposits; profit-and-loss and asset depletion are further options. Choosing the right route at the start matters more than anything else in a self-employed file.
How long does it take to close in California?
A typical purchase closes in 21 to 30 days from application. Jumbo files, condo projects requiring HOA review, and complex self-employed income can run longer. Being fully pre-approved before you write offers is the single biggest factor in the timeline.
Can I buy a California investment property without showing my income?
Yes, through a DSCR loan, which qualifies on the property’s rental income rather than your personal income. These are business-purpose loans, title is commonly vested in an LLC, and no tax returns are required.
Should I take a HELOC or a cash-out refinance?
It depends mainly on your existing first mortgage rate. If it is low, a HELOC leaves it untouched while a cash-out refinance would reprice the entire balance to reach part of it. If your current rate is at or above market, cash-out may be simpler.
Can I use an FHA loan on a California condo?
Yes, if the project is FHA-approved or qualifies under single-unit approval. California has substantial condo inventory and project status varies building to building, so confirm before writing an offer.
Is there a VA loan limit in California?
Not for buyers with full entitlement, who can finance above county conforming limits with no down payment, subject to lender approval and ability to repay. That makes VA unusually powerful in expensive California counties. Partial entitlement remains limited.
Are there USDA-eligible areas in California?
Yes, more than most buyers expect — much of the Central Valley, the Sacramento Valley, the far north and the Sierra foothills. Eligibility is determined address by address, so check the specific property rather than assuming.
Why will you not show me a rate?
Because it would be a number invented for someone who is not you. Rates are priced per file against credit, equity, loan size, occupancy, property type and documentation. Send us your scenario and we will quote it properly, usually within 24 to 48 hours.
Are you licensed in California?
Yes. Mango Stock Mortgage is licensed by the California Department of Financial Protection and Innovation under the California Financing Law, license number 60DBO-218256, and holds company NMLS #2815478. You can verify both on NMLS Consumer Access.
Still Have a Question?
Send us your situation and we will answer it directly — including telling you when the answer is that we are not the right fit.
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
- California Home Loans — All Programs
- First-Time Home Buyer California
- DSCR Loans 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.