Loan Programs
Conventional & Government
Traditional financing — Fannie Mae, Freddie Mac, FHA, VA, USDA, and jumbo programs for primary residences and second homes.
Agency Fixed-Rate
Conventional 30-Year Fixed
The most common mortgage in America. Fixed rate and payment for 30 years, conforming to Fannie Mae / Freddie Mac guidelines. Available for primary residences, second homes, and investment property purchases.
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Agency Fixed-Rate
Conventional 15-Year Fixed
Shorter term, lower rate, and dramatically less lifetime interest — payoff in half the time.
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Agency Adjustable-Rate
Conventional ARM (5/6, 7/6, 10/6)
Fixed introductory period (5, 7, or 10 years) then adjusts periodically. Different ARMs and ARM lenders carry different caps, margins, and reference indexes — figures shown across the page are illustrative examples; we'll quote the actual terms of the specific ARM you qualify for.
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Agency
High-Balance Conforming
Conforming loans above the baseline limit, available in CA high-cost counties (Los Angeles, Orange, San Diego, Bay Area).
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Low-Income Affordable
HomeReady (Fannie Mae)
Fannie Mae program with reduced mortgage insurance and flexible income sources for low-to-moderate income borrowers.
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Low-Income Affordable
Home Possible (Freddie Mac)
Freddie Mac's equivalent to HomeReady — 3% down, reduced MI, flexible sources of funds.
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Renovation
HomeStyle Renovation
Finance purchase + renovation in one loan, based on the property's as-completed value.
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Government — FHA
FHA 30-Year Fixed
HUD-insured mortgage with low down payment and flexible credit requirements.
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Government — FHA Renovation
FHA 203(k) Renovation
FHA's purchase-plus-renovation loan. Standard (structural) and Limited (cosmetic) variants.
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Government — FHA Refi
FHA Streamline Refinance
Reduced-documentation refinance of an existing FHA loan — no appraisal or full income docs required in most cases. Must demonstrate Tangible Net Benefit per HUD's qualifying tests.
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Government — VA
VA 30-Year Fixed
Zero-down financing for eligible active-duty servicemembers, veterans, and surviving spouses.
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Government — VA Refi
VA IRRRL (Streamline)
Interest Rate Reduction Refinance Loan — VA's streamline refi, no appraisal or income docs in most cases.
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Government — VA Refi
VA Cash-Out Refinance
Refinance any mortgage into a VA loan up to 100% of property value, with cash-out.
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Government — USDA
USDA Rural Development Guaranteed
Zero-down loan for eligible rural and suburban properties with income limits.
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Jumbo
Prime Jumbo
Full-doc jumbo financing above conforming limits, typically with best pricing for strong borrowers.
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Jumbo
Super Jumbo ($3M+)
Portfolio jumbo for high-net-worth borrowers. Loan amounts $3M–$10M+.
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Jumbo
Jumbo ARM
Adjustable-rate jumbo for borrowers optimizing initial rate.
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Jumbo — Specialty
Physician / Professional Loan
Portfolio jumbo designed for medical doctors, dentists, attorneys, and executives — no MI, low down, student loans excluded from DTI.
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DPA — California
CalHFA MyHome Assistance
California Housing Finance Agency deferred-payment junior loan for down payment or closing costs, up to 3% of purchase price.
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DPA — California
CalHFA Dream For All (Shared Appreciation)
Shared-appreciation down payment assistance — CalHFA provides up to 20% down, repaid at sale/refi plus a share of appreciation.
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Reverse Mortgage
HECM Reverse Mortgage
FHA-insured Home Equity Conversion Mortgage for homeowners 62+.
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Reverse Mortgage
Proprietary Jumbo Reverse
Non-FHA proprietary reverse mortgage for property values above the HECM lending limit.
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Buydown
2-1 Temporary Buydown
Temporary rate reduction of 2% in year 1 and 1% in year 2, returning to note rate in year 3.
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HELOC
Traditional HELOC
Variable-rate revolving line of credit secured by your home's equity.
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Second Lien
Closed-End Second Lien (Fixed)
Fixed-rate, fully-amortizing second mortgage — lump-sum cash-out without refinancing the first.
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Specialty
Energy-Efficient Mortgage (EEM)
FHA or conventional mortgage enhanced to finance energy-efficiency improvements.
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FAQ
Common questions
What's the difference between conventional and government loans?
Conventional loans are backed by Fannie Mae or Freddie Mac (or jumbo private capital) and typically need stronger credit and larger down payments. Government loans — FHA, VA, USDA — are insured or guaranteed by federal agencies and open more doors for first-time buyers, veterans, and rural purchases. We quote both side by side.
How much down payment do California buyers usually need?
Conventional can start at 3% (HomeReady / Home Possible) or 5% standard. FHA is 3.5% with 580+ FICO. VA and USDA can be 0% down for eligible borrowers. Jumbo often needs 10–20% depending on the lender and property type.
Can we use California down payment assistance with these programs?
Often yes — CalHFA MyHome, Dream For All, GSFA, and many city/county programs layer with conventional or FHA first mortgages. Stacking rules are program-specific; we map eligible combinations for your county and income.
Are high-balance and jumbo the same thing in Southern California?
No. High-balance conforming stays inside FHFA county limits (elevated in high-cost CA counties). Jumbo is above those limits and prices in a separate market. Near the ceiling we often quote both.