California Home Loans
California Mortgages for Coastal and Inland Buyers
California spans some of the most valuable coastal markets in the nation alongside more attainable inland regions, so the right program can make or break a purchase. Sterling Smith helps you compare California home loans, from high-balance and jumbo financing to VA and FHA, and start a pre-qualification without a hard credit pull.
Get Your California Rate Quote
No hard credit pull. No obligation. A response within two business hours.
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Local Expertise, Nationwide Strength
Matching Programs to California's Price Spectrum
No single loan strategy fits California. A first-time buyer in Riverside, a tech employee in San Jose, a Navy family in San Diego and a state worker in Sacramento all face different price points, competition and documentation needs. Conforming limits are set higher in many high-cost California counties, and loan amounts above those limits move into jumbo territory. Our team starts with your budget, location and income structure, then narrows down which programs genuinely fit. That way you only compare options that make sense.
The Smith Mortgage Group is licensed to originate in all 50 states, and California borrowers work directly with Sterling Smith by phone, text and secure online tools, with replies typically within two business hours. Pre-approval decisions can come in as little as 24 hours, which matters in competitive bidding. Explore budgets with our affordability calculator or learn more about jumbo mortgages before you shop. Self-employed borrowers can share business bank statements securely online as well, so we can test alternative-documentation options early.
Start your California pre-approval →Where We Lend
California metro areas we serve
- Inland Empire Home loans across Riverside and San Bernardino Counties, where families priced out of the coast find more space in Ontario, Temecula and newer master-planned suburbs. Inland Empire mortgages →
- Los Angeles Purchase, refinance and jumbo lending throughout Los Angeles County, including condos, hillside homes, duplexes and properties with accessory dwelling units, plus bank statement options for freelancers. Los Angeles mortgages →
- Sacramento Capital-region financing for state employees, Bay Area transplants and families buying in Roseville, Elk Grove, Folsom and Davis, with flood-zone guidance for homes near the rivers. Sacramento mortgages →
- San Diego VA, jumbo and conventional lending for Navy and Marine families, biotech professionals and coastal buyers from Oceanside and Carlsbad down to Chula Vista and the border. San Diego mortgages →
- San Francisco Bay Area High-balance and jumbo mortgages for tech employees with equity compensation, plus guidance on condos, TICs and older homes across San Francisco, Oakland, Berkeley and the South Bay. San Francisco Bay Area mortgages →
Buying in California
California-Specific Factors to Plan For
Insurance has become a central part of California homebuying. Wildfire exposure in foothill and canyon areas can raise premiums or limit carrier options, and some buyers end up on the state's insurer of last resort plus supplemental coverage. Earthquake insurance is usually optional but worth pricing. Lenders require hazard insurance, so get quotes during your contingency period rather than after you are committed. Some carriers also require specific roof or vegetation work before binding coverage.
California also has unique property tax and assessment rules, including special assessment districts in many newer communities, which add to the monthly cost. Accessory dwelling units, condos with complex HOA structures and older homes with seismic retrofit needs are common. Self-employed and gig-economy borrowers are numerous here, and bank statement loans may help. State and local down payment assistance programs may be available for California buyers, and we can help you check eligibility.
Loan Programs
Programs That Fit California Buyers
Jumbo loans for high-cost coastal markets
In the Bay Area, Los Angeles and coastal San Diego, many purchases exceed conforming limits. Jumbo mortgages finance those loan amounts, typically with strong credit, larger reserves and full documentation, including bonus and equity compensation, subject to underwriting. We can also compare whether a larger down payment keeps you in high-balance conforming territory.
VA loans for California's military families
From Camp Pendleton and San Diego's naval bases to installations throughout the state, California has a large military and veteran population. VA loans typically allow no down payment and no monthly mortgage insurance for eligible borrowers, and FCM charges no lender fees on VA loans.
Bank statement loans for self-employed Californians
Entertainment freelancers, contractors, consultants and small-business owners often show reduced taxable income. Bank statement and alternative-documentation loans can qualify you using deposits instead. These non-QM programs typically have different pricing and down payment expectations. Contractors and gig workers with uneven income may find these programs useful as well.
Answers
California mortgage FAQs
Do I need a jumbo loan to buy a home in California?
Not always. Many high-cost California counties have higher conforming limits, so some loans that would be jumbo elsewhere stay conforming here. Whether you need jumbo financing depends on the county and your loan amount. Sterling Smith can check your scenario quickly.
How does wildfire insurance affect a California mortgage?
Lenders require hazard insurance, and in high-risk areas coverage may be more expensive or harder to find. Higher premiums raise your monthly payment and debt-to-income ratio. Get quotes early so there are no surprises before closing. Ask your agent about the home's insurance history.
Can self-employed borrowers get a mortgage in California?
Yes. Conventional loans can work with tax returns, and bank statement or alternative-documentation programs may help when deductions reduce taxable income. Our specialized mortgage programs page explains these options. Sterling Smith can review your returns and deposits to see which path fits.
Can I finance a home with an ADU in California?
Yes, many programs allow financing for properties with accessory dwelling units, and rental income from the ADU may help you qualify under certain guidelines. Appraisals consider the ADU's contribution to value. Share details early so we can review options. Permits matter.
Can I refinance my California home to tap equity?
A cash-out refinance may let you access equity for renovations, debt consolidation or other goals, depending on your credit, equity and program guidelines. Our refinance calculator helps estimate costs and savings. We will compare the new payment and closing costs against your current loan before you decide.
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Related resources
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Ready to buy or refinance in California?
Get a free, no-obligation consultation with Sterling Smith: clear answers, a side-by-side look at the programs you qualify for, and a plan built around your budget.