California home loans: rates, limits and programs
I am licensed to originate mortgages in California and Georgia with OrangePath Financial (California DFPI license #60DBO-149772). Purchase, refinance and investment-property loans in Los Angeles, Irvine, the Bay Area, San Diego and the rest of the state, in English or Chinese, mostly online.
By Zion Chen · Updated Oct 12, 2026
Current rates
OrangePath's latest rate sheet, with APRs, is at the top of the loans page, and I update it whenever the company issues a new one. Your actual rate depends on your credit, down payment, property type and loan amount, so send me your scenario for a quote.
2026 California loan limits: conforming or jumbo
The Federal Housing Finance Agency set the 2026 baseline limit for a single-family home at $832,750, with a high-cost ceiling of $1,249,125. A loan at or under the county limit is conforming; above it, the loan is jumbo.
| County | 2026 single-family conforming limit |
|---|---|
| Los Angeles, Orange | $1,249,125 |
| San Francisco, San Mateo, Santa Clara | $1,249,125 |
| Alameda, Contra Costa, Marin | $1,249,125 |
| San Diego | $1,104,000 |
| Ventura | $1,035,000 |
| Riverside, San Bernardino, Sacramento | $832,750 |
When a loan lands near the county limit, price it both ways: a larger down payment to stay conforming, or jumbo as planned. More in 2026 California loan limits, and why jumbo rates are lower.
The California market (August 2026)
According to the California Association of REALTORS®, the statewide median for single-family homes was $901,420 in August, with 3.7 months of supply and a median of 28 days on market.
| Region | August median |
|---|---|
| San Francisco Bay Area | $1,272,000 |
| Orange County | $1,452,500 |
| Santa Clara County | $1,900,000 |
| Los Angeles metro | $850,000 |
| Inland Empire | $600,000 |
Full numbers in California in August.
Loan programs California buyers use
- Conventional and jumbo loans: primary and second homes, within or above the limits
- Self-employed and alternative-income loans: income documented with bank statements and other methods
- DSCR loans for investors: based mainly on whether the rent covers the payment
- Foreign national and ITIN loans
- HELOC and cash-out refinance
- Commercial loans
How we work together
- 1. A 5-minute call or WeChat. Your goals, budget and timeline. No credit check yet.
- 2. Pre-approval. Upload documents online and get a pre-approval letter once they are reviewed.
- 3. Working with your California agent. Offer, rate lock and appraisal follow-up.
- 4. Underwriting to closing. Most documents are signed electronically, and a notary comes to you for the loan signing.
Common questions
You are based in Atlanta. Can you do a California loan?
Yes. I hold a California DFPI mortgage loan originator license (CA-DFPI2869394, NMLS #2869394), and OrangePath Financial is licensed by the California DFPI (#60DBO-149772). Most of the process is online, and a notary comes to you for the loan signing.
Are jumbo rates always higher than conforming rates?
Not necessarily. The Mortgage Bankers Association's survey for the week ending October 2, 2026 put the average 30-year fixed rate at 7.39% for jumbo loans and 7.49% for conforming loans. Those are market averages, not offers; your rate depends on your scenario.
I am self-employed and my tax returns understate my income. Can I get a loan in California?
Non-QM loans, such as bank statement loans, are built for this. Terms differ from conventional loans, so I review how your income is documented before you apply.
Can I finance a rental property in California?
Yes. Besides conventional investment-property loans, a DSCR loan is based mainly on whether the property's rent covers the payment rather than on your personal tax returns.
How much do I need for a down payment?
It depends on the loan type, the property, the loan amount and your profile. At pre-approval I put the options side by side.
Sources: FHFA: conforming loan limit values for 2026; FHFA 2026 county loan limit list; C.A.R. August 2026 home sales and price report; MBA Weekly Applications Survey, week ending Oct 2, 2026 (via HousingWire)
A pre-approval letter shows sellers you can close, and tells you your real budget at today’s rates. W-2, self-employed, investor and foreign national borrowers welcome.
Long (Zion) Chen, NMLS #2869394, licensed mortgage loan originator in Georgia (MLO License #2869394) and California (DFPI MLO License CA-DFPI2869394), sponsored by OrangePath Financial Inc., NMLS #2070941. This is not a commitment to lend. All loans are subject to credit approval and underwriting; terms, programs and eligibility are subject to lender approval, and not all programs are available in every state. OrangePath Financial Inc., NMLS #2070941, 3635 Peachtree Industrial Blvd, Ste 250, Duluth, GA 30096, is an Equal Housing Lender. Georgia Residential Mortgage Licensee #2070941. Licensed by the Department of Financial Protection and Innovation under the California Residential Mortgage Lending Act, #60DBO-149772. NMLS Consumer Access