Licensed in California · CA-DFPI 1352284
Mortgage Lender Licensed in California
In thirteen California counties, government financing reaches $1,249,125. Most buyers assume they need a jumbo loan hundreds of thousands of dollars before they actually do.
Overview
California has the highest government loan limits in the country. Very few buyers use them.
The 2026 baseline conforming limit is $832,750 nationally, but high-cost counties get a ceiling of $1,249,125 — and California has more counties at that ceiling than any other state. Alameda, Contra Costa, Los Angeles, Marin, Orange, San Benito, San Francisco, San Mateo, Santa Clara and Santa Cruz all sit at the maximum, which means a $1.2 million purchase in Santa Clara County can still be financed with an FHA or high-balance conventional loan rather than a jumbo. That distinction is worth real money: lower down payment, different reserve requirements, and different underwriting entirely. Meanwhile the state floor is $541,287 in lower-cost counties, so California is genuinely two lending markets and the county line decides which one you are in. The second thing that defines California files is income. This is the densest concentration of self-employed, equity-compensated and internationally-financed buyers in the country, and all three are where conventional underwriting fails and my programs start.
Who I work with here
California borrowers I help most often
- Buyers in high-cost counties who assumed they needed a jumbo loan
- Self-employed and 1099 borrowers with heavy write-offs
- Equity-compensated tech employees with RSU-weighted income
- ITIN borrowers without a Social Security number
- Foreign nationals financing U.S. property
- First-time buyers using GSFA Platinum or CalHFA MyHome
Programs
What works in California
High-balance conventional
In the thirteen ceiling counties, conventional financing runs to $1,249,125 before jumbo rules apply. Knowing where that line falls changes the down payment.
GSFA Platinum
Up to 5.5% in down payment assistance, no first-time buyer requirement, no purchase price limit, 640 FICO. See GSFA Platinum.
CalHFA programs
MyHome silent-second assistance alongside CalHFA first mortgages. See CalHFA.
Bank statement loans
California’s self-employed economy runs on write-offs that destroy tax-return qualifying. Qualify on deposits instead.
ITIN lending
A real path to ownership without a Social Security number, and California is where I write the most of them. See ITIN loans.
Foreign national
U.S. property financing with no U.S. credit history required on eligible programs. See the program.
Buying or refinancing in California?
Tell me the county and how you are paid. Those two answers decide the whole structure. Call (303) 557-3846 or start online.
Common questions about California mortgages
What is the FHA loan limit in California for 2026?
It depends entirely on the county. Thirteen California counties sit at the national ceiling of $1,249,125 — including Los Angeles, Orange, San Francisco, San Mateo, Santa Clara, Alameda, Contra Costa, Marin, San Benito and Santa Cruz. Lower-cost counties sit at the floor of $541,287. There is no single California number.
Do I need a jumbo loan to buy in the Bay Area?
Often not, and that surprises people. In the ceiling counties, high-balance conventional and FHA financing runs to $1,249,125 before jumbo underwriting applies. Since jumbo loans usually demand a larger down payment and heavier reserves, staying under that line where possible is worth real money.
Can I get a mortgage in California with an ITIN and no Social Security number?
Yes. ITIN mortgage programs finance both primary residences and investment property for borrowers with an Individual Taxpayer Identification Number and no SSN. California is where I originate the most of these. Down payment and documentation requirements differ from conventional financing, but the path is real.
I am self-employed in California and my tax returns look terrible. Can I still buy?
Usually, yes. A bank statement loan qualifies you on 12 to 24 months of deposits rather than your net taxable income, which means legitimate write-offs stop working against you. For consultants and business owners who expense aggressively, this frequently doubles the approval amount versus conventional underwriting.
Choosing between them? See California down payment assistance compared side by side.
Relocating from California? See California → Colorado or California → Texas.