California Mortgage Loans
Updated: May 29, 2026
Alpine Mortgage has been serving California mortgage borrowers for years. As an independent wholesale broker we shop multiple wholesale lenders to find the right loan program and best rate for each borrower's specific situation. Whether you're buying your first home in San Diego, refinancing in the Bay Area, purchasing a jumbo home in Los Angeles or investing in rental property in Sacramento, our team has the expertise to assist you throughout the California mortgage loan process. California has the largest housing market in the country and the highest concentration of jumbo loans and we know how to navigate it.
We recognize that every client's situation is different, which is why we offer a diverse array of California mortgage programs.
Why California Borrowers Choose Alpine Mortgage
When you walk into a bank you see one lender's pricing and loan products. As an independent California mortgage broker Alpine mortgage shops your loan across a network of wholesale lenders for the most competitive pricing and you worh with the same loan officer from application through closing.
See how Alpine's wholesale broker model usually beats a retail bank →
Real California Borrowers. Real Results.
Two recent California closings where Alpine Mortgage's broker model gave borrowers options a retail bank couldn't:
Need a competitive rate in California? Get a custom quote in minutes.
California Loan Programs
Alpine offers a comprehensive range of mortgage products for California borrowers from first-time buyers to seasoned investors. Click any program for details on requirements, rates and how to qualify:
How to Choose a California Mortgage Broker
Not all California mortgage brokers are the same. Before choosing one here are the questions to ask:
California licenses mortgage originators through either the Department of Real Estate (DRE) or the Department of Financial Protection and Innovation (DFPI) and in both cases the company and the individual are listed on NMLS Consumer Access at nmlsconsumeraccess.org. Alpine Mortgage Services, LLC operates under NMLS #56905, and founder Steven Parangi is a licensed mortgage loan originator (NMLS #76024) and attorney with over 20 years of experience in residential lending.
Yes. California has the highest concentration of jumbo loans in the country because median home prices in the Bay Area, Los Angeles, Orange County, and San Diego routinely exceed the conforming loan limits. Our wholesale lender network includes specialty jumbo lenders offering competitive pricing on loan amounts well above the $1,249,125 high cost area ceiling.
More lenders means more options and better odds of finding the most competitive rate for your specific situation. Some brokers work with just 2-3 lenders. Alpine works with a large network of over 30 wholesale lenders covering conventional, government, jumbo, Non-QM, DSCR and reverse mortgage programs.
Many large lenders shuffle borrowers between application specialists, processors and closing teams. At Alpine Mortgage the loan officer who took your application stays with you through closing. You have their direct phone number and questions get answered the same day.
Closing speed often determines whether you win a competitive bid. Alpine typically closes California purchases in 21 to 30 days and has closed in as little as two weeks when the contract required it. Jumbo loans can run a little longer due to more rigorous underwriting.
Who We Help in California
California spans the country's highest value coastal markets and its most affordable inland ones with a borrower mix to match. These are the situations where a wholesale broker tends to make the biggest difference.
Jumbo and Luxury Buyers
California has the highest concentration of jumbo lending in the country because median prices in most major metros run above the conforming limit. Our wholesale network includes specialty jumbo and super jumbo lenders that price large loan amounts aggressively, including amounts well above the $1,249,125 high cost ceiling.
Fits if you: are buying above the conforming limit or financing a high value California property.
Tech Professionals with RSU and Stock Compensation
Bay Area and Southern California tech borrowers often earn a large share of income through RSUs, bonuses and equity, which a single bank may discount or refuse to count. We work with lenders that credit vesting RSU and bonus income properly so your real earning power shows up on the loan.
Fits if you: earn significant RSU, bonus or equity income and want it counted toward qualifying.
Real Estate Investors
Our DSCR program qualifies an investment property on its rental cash flow rather than your personal income with no tax returns or employment verification. It fits investors with multiple properties or complex returns where standard documentation does not reflect true earnings.
Fits if you: are buying or refinancing California rentals and want to qualify on the property.
Self Employed and Business Owners
If you write off enough that your tax returns understate what you really earn, a conventional lender can make qualifying harder than it should be. Our bank statement and other non-QM programs let self employed California borrowers qualify on deposits or profit-and-loss statements rather than adjusted gross income.
Fits if you: are self employed or 1099 and your write-offs make tax return qualifying difficult.
Foreign National Buyers
California draws significant international buyers, especially in coastal metros. Our foreign national programs finance buyers without US credit or a Social Security number, qualifying on assets and the property rather than a domestic credit file.
Fits if you: are a non-US citizen buying California property without a US credit history.
First-Time California Homebuyers
In more affordable markets like the Inland Empire and Central Valley, a first home is within reach. We put first-time buyers into conventional loans with as little as 3% down or FHA with 3.5% down, then shop the pricing so a low down payment loan still carries a competitive rate.
Fits if you: are buying your first home and want the lowest realistic down payment.
Refinance and Cash Out Borrowers
California's home appreciation has left many owners with substantial equity. A refinance is worth running when you can lower your rate, drop mortgage insurance or pull equity for renovations or to consolidate higher interest debt. We compare rate and term and cash out scenarios side by side.
Fits if you: want to lower your payment or tap home equity for a clear purpose.
Veterans and Active Duty Service Members
VA loans offer eligible veterans zero down and no monthly mortgage insurance, and California has a large military community around installations including Camp Pendleton, Naval Base San Diego and Travis Air Force Base. We handle VA financing for purchases and for refinances through the streamline (IRRRL) program.
Fits if you: are VA-eligible and want to use your benefit for a purchase or refinance.
Borrowers Looking for Competitive Rates
If your only goal is the lowest available rate, the wholesale model is built for exactly that. We compare pricing across multiple lenders rather than quoting a single rate sheet and our Best Rate Guarantee means if you find a better rate elsewhere, we will match or beat it. Check today's California mortgage rates to start.
Fits if you: are rate shopping and want wholesale pricing instead of one bank's retail quote.
Serving All of California
Alpine Mortgage provides home loans throughout California. Each region has its own market dynamics.
Bay Area
Counties: San Francisco, San Mateo, Santa Clara, Marin, Alameda, Contra Costa.
Tech employed borrowers with complex compensation including RSUs and stock options, the highest property values in the state and significant jumbo and super jumbo demand. All Bay Area counties qualify for the high cost area conforming limit.
Southern California
Counties: Los Angeles, Orange, San Diego, Ventura.
A diverse market from coastal luxury to inland suburbs, active condo and townhome financing and a concentration of foreign national buyers. Most of these counties qualify for high cost area loan limits.
Inland Empire
Counties: Riverside, San Bernardino.
More affordable housing, an active first-time buyer market and strong investment property activity from buyers and commuters priced out of Los Angeles and Orange counties.
Central Valley
Markets: Sacramento, Fresno, Kern, and surrounding counties.
Affordable housing, a growing investment property market and strong USDA loan eligibility in rural areas.
Central Coast and Northern California
Counties: San Luis Obispo, Santa Barbara, Monterey, and Northern California.
A mix of coastal luxury and rural markets, second home and vacation property activity and varying high cost county designations.
How the California Mortgage Process Works at Alpine
Most California purchases move from application to closing in about three to four weeks with jumbo files sometimes taking a little longer. As a wholesale broker, Alpine Mortgage handles the same steps a bank does with one difference: you work with the same loan officer the entire way.
Application and pre-approval
You apply once and we pull credit, review income and assets and issue a pre-approval. In California's competitive markets a strong, fully documented pre-approval is often what separates a winning offer from a rejected one. You get your loan officer's direct line at this step, not a call center.
Loan options and pricing
We compare pricing across our wholesale lender network. In California this often comes down to the conforming, high cost and jumbo: a loan just under the high cost limit can price very differently from a jumbo just above it and we show you both. For tech borrowers, we structure around RSU, bonus and equity income that a single bank may not credit.
Processing, appraisal and underwriting
We order the appraisal and title work and move the file through underwriting. Jumbo loans carry more rigorous documentation and sometimes a second appraisal. Condo purchases need a warrantability review of the project and we flag non-warrantable buildings early so there are no surprises late in escrow.
Closing
California closings run through an escrow and title company. For out-of-state and foreign national buyers we coordinate remote and electronic closings so you do not have to be in California to fund the purchase.
Ready to Get Started?
Whether you're buying your first California home, refinancing, or investing in property, Alpine is ready to help. The next step depends on where you are in the process:
Or call (201) 488-8809 to speak with a California mortgage originator today.
Steven Parangi is a licensed mortgage loan originator (NMLS #76024) and attorney with over 20 years of experience in residential home lending. As the founder of Alpine Mortgage, Steven works directly with borrowers to review their mortgage options and assist them throughout the home financing process. Content published on AlpineBanker.com is reviewed regularly by Steven to reflect current lending guidelines and market conditions.
View full author profile →California Mortgage FAQs
Minimum credit score requirements depend on the loan program. As of November 2025, Fannie Mae removed the fixed 620 minimum from their automated underwriting which is now risk based, meaning borrowers with scores below 620 may now qualify. FHA loans accept scores as low as 580 with 3.5% down, or 500 with at least 10% down. Non-QM loans can accept scores down to 600. Borrowers with stronger credit (740+) qualify for the best rates available. As of April 22, 2026, both legacy FICO scores and the newer VantageScore 4.0 are accepted on conventional loans.
The minimum down payment depends on the loan program. Conventional loans allow as little as 3% down for first-time buyers. FHA loans require 3.5% down with a 580 credit score. VA loans require zero down for eligible veterans. Investment properties typically require 25% down. While 20% down avoids private mortgage insurance (PMI), many California buyers put down less than 20% and pay PMI until they reach 20% equity. First-time CA buyers may also qualify for down payment assistance through CalHFA programs.
Most California mortgages close within 30-45 days of contract signing. The exact timeline depends on the loan program (conventional and FHA close fastest), the appraisal turnaround in your area, the title company's schedule and how quickly you provide requested documentation. Jumbo loans may take slightly longer due to more rigorous underwriting. Refinances typically close in 30-45 days. Alpine has closed loans in as little as 2 weeks when contract terms required it.
California conforming loan limits range from a standard limit of $832,750 in most counties up to a high cost area limit of $1,249,125 (the maximum allowed nationally) in counties like Alameda, Los Angeles, Marin, Orange, San Benito, San Diego, San Francisco, San Mateo, Santa Clara and Santa Cruz. Loan amounts above these limits are called jumbo loans. View 2026 California conforming loan limits by county.
Yes. California has the highest concentration of jumbo loan activity in the country given the high median home prices in major metros. Alpine offers competitive jumbo financing for loan amounts above the conforming limits, including super jumbo loans (typically $3M+) for high end California properties. Jumbo loans generally require higher credit scores (typically 700+), larger down payments (often 20-25%), and more rigorous documentation than conforming loans.
Mortgage brokers and banks each have advantages. Banks offer relationship pricing and convenience if you already bank there. Mortgage brokers shop multiple wholesale lenders to find the best rate and program for your situation, which often means more competitive pricing and more flexibility for borrowers who don't fit standard bank criteria. Self-employed borrowers, jumbo loan applicants, tech employees with RSU compensation, and borrowers with credit challenges typically benefit most from working with a broker. Brokers also have access to specialized programs like Non-QM and DSCR loans that most banks don't offer.
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