Mortgage Loan Programs | VA, FHA, Conventional, Jumbo, Non-QM, Bridge

VA loans

For: veterans, active-duty service members, and some surviving spouses.
Why it’s often the best option: no down payment in most cases, no monthly mortgage insurance, and pricing that is usually the strongest we can access. Multi-unit properties qualify if you live in one unit.
What it needs: a Certificate of Eligibility, which we can pull for you.
Not for: investment property you won’t live in.
Everything about VA loans →

Conventional loans

For: W-2 borrowers with established credit and a steady income history.
Why: the widest choice of terms, fixed or adjustable, and mortgage insurance drops off once you reach 20% equity.
What it needs: two years of income history and a down payment, with low-down-payment options for first-time buyers.
Not for: loan amounts above the conforming limit; see jumbo.

FHA loans

For: first-time buyers and anyone with thinner credit or a smaller down payment.
Why: a smaller down payment than conventional usually requires and more forgiving credit requirements than conventional.
What it needs: the home must be your primary residence and pass an FHA appraisal.
Trade-off: mortgage insurance for the life of the loan at most down payment levels, which is why we often look at conventional first if your credit allows.

Jumbo loans

For: loan amounts above the conforming limit. The 2026 baseline conforming limit is $832,750, and high-cost counties like Los Angeles go higher. In much of Southern California, jumbo is simply the normal loan.
What it needs: stronger credit, more reserves, and fuller documentation than a conforming loan.
Why us: big banks price jumbo for their own balance sheet. We shop it.

Non-QM: bank statement and DSCR

For: self-employed borrowers whose tax returns understate what they earn, and investors who want the property to qualify on its own rent.
Bank statement: income from 12 or 24 months of business or personal bank statements instead of tax returns.
DSCR: the loan qualifies on the property’s rental income, with no personal income verification.
Trade-off: pricing runs higher than a conventional loan, so we check whether conventional works first.
How bank statement and DSCR loans work →

Bridge loans

For: buying your next home before the current one sells.
How it works: a short-term loan against the equity in the home you’re leaving, paid off when it closes.
What it needs: meaningful equity in the current home and a credible plan to sell.
Trade-off: short-term money costs more than long-term money. It’s a tool for timing, not for saving.

Commercial loans

For: investment and commercial property, including mixed-use and small multifamily.
What it needs: the property’s income, your experience, and the business plan behind it.
Talk to us first: commercial loans are structured around the deal, so there’s no single program description. Send the basics and we’ll say what’s possible.

Home equity line

For: California homeowners who want cash without giving up a low first-mortgage rate.
How it works: a second lien behind your first mortgage. Draw what you need, when you need it.
See how it works →

Fixed or adjustable?

Fixed rate

Your principal and interest payment never changes for the life of the loan. The safe default when you plan to stay a long time or want to never think about it again.

Adjustable rate (ARM)

A fixed rate for an initial period, commonly 5, 7 or 10 years, then an adjustment tied to a market index. Often priced lower at the start. Makes sense when you expect to sell or refinance before the fixed period ends, and only if you’ve looked at what the payment could become after it.

Rates, fees and program terms change daily and depend on your credit, income, property and loan amount. We don’t publish rates on this site because a rate without your details isn’t a real number. Ask us and we’ll give you one that is.

Which loan is right for you?