Home Loan Programs for California
Understanding Agency, Conventional, Government, and Non-Agency Options
We have prepared comprehensive definitions and illustrative charts to empower you with a deeper understanding of the intricate world of mortgage loans. Navigating the complexities of various loan options can be a daunting task, and our goal is to simplify this process for you.
In the upcoming sections, discover comprehensive explanations of essential concepts, accompanied by visually insightful charts breaking down critical information. Whether you’re immersing yourself in the details of Agency Loans, investigating Conventional and Government-backed choices, or exploring the adaptability of Non-Agency Loans like Portfolio Loans, these materials are crafted to serve as your primary reference. Allow us to lead you through the complexities of Conforming Conventional Loans, Jumbo Loans, and Government Loans, offering clarity on terms, limits, and categories.
Embark on your journey toward well-informed decision-making, as we provide you with the knowledge necessary to make confident choices when selecting the ideal mortgage program and terms for your California home.
Conforming Conventional, Government, and Portfolio Loans
Delve into the intricacies of Agency Loans in California:
Understanding Agency Loans: Agency Loans encompass both Conventional and Government loans, gaining their classification due to backing by key government entities, including the Federal National Mortgage Association (Fannie Mae), the Federal Home Loan Mortgage Corp. (Freddie Mac), and the Government National Mortgage Association (Ginnie Mae).
Impact on Home Loan Options: A Conforming Conventional Loan is eligible for sale to Fannie Mae or Freddie Mac within conforming limits. When the loan surpasses these limits, it transforms into a Jumbo loan. Conforming Conventional loans offer versatile terms, including 15-year and 30-year fixed options and 5-year, 7-year, and 10-year Adjustable Rate Mortgages (ARMs).
Government Loans, aligning with Ginnie Mae, encompass VA loans, FHA loans, and USDA loans, with diverse terms tailored to specific needs. For Non-Agency Loans not backed by Freddie, Fannie, or Ginnie, Portfolio Loans step in to accommodate scenarios outside Agency guidelines. These loans present options in terms of 15-year and 30-year fixed plans and 1-year to 10-year Adjustable Rate Mortgages (ARMs).
Tailoring Your Loan: Your experienced loan officer will guide you in selecting the most fitting loan program and term for your Nevada home. With a spectrum of options available, including Agency and Non-Agency Loans, your loan officer ensures you make informed choices aligned with your unique financial goals and circumstances.
California Loan Program Guides
Review basic terms available for the various home loan programs available in California to help you understand your choices:
- Minimum Down Payment Percentage % of the loan amount
- Maximum Purchase Price calculated based on maximum loan amount and minimum down payment requirements
- And the corresponding Loan Program
Maximum Loan Amounts for California
2025 Conforming Conventional Loan Limits
| County | 1 Unit Property | 2 Unit Property | 3 Unit Property | 4 Unit Property |
|---|---|---|---|---|
| Kern | $806,500 | $1,032,650 | $1,248,150 | $1,551,250 |
| Marin | $1,209,750 | $1,548,975 | $1,872,225 | $2,326,875 |
| Napa | $1,017,750 | $1,302,900 | $1,574,900 | $1,957,250 |
| Orange | $1,209,750 | $1,548,975 | $1,872,225 | $2,326,875 |
| Placer | $806,500 | $1,032,650 | $1,248,150 | $1,551,250 |
| Riverside | $806,500 | $1,032,650 | $1,248,150 | $1,551,250 |
| San Diego | $1,077,550 | $1,379,450 | $1,667,450 | $2,072,250 |
| Santa Cruz | $1,178,750 | $1,509,050 | $1,824,050 | $2,266,900 |
If your county is not included above, see the complete list of Agency maximum conforming loan limits by county.
2025 FHA Loan Limits for California
| County | 1 Unit Property | 2 Unit Property | 3 Unit Property | 4 Unit Property |
|---|---|---|---|---|
| Kern | $524,225 | $671,200 | $811,275 | $1,008,300 |
| Marin | $1,209,750 | $1,548,975 | $1,872,225 | $2,326,875 |
| Napa | $1,017,750 | $1,302,900 | $1,574,900 | $1,957,250 |
| Orange | $1,209,750 | $1,548,975 | $1,872,225 | $2,326,875 |
| Placer | $763,600 | $977,550 | $1,181,650 | $1,468,500 |
| Riverside | $672,750 | $861,250 | $1,041,050 | $1,293,750 |
| San Diego | $1,077,550 | $1,379,450 | $1,667,450 | $2,072,250 |
| Santa Cruz | $1,209,750 | $1,548,975 | $1,872,225 | $2,326,875 |
If your county is not included above, see the complete list of FHA maximum conforming loan limits by county.
2025 USDA Loan Limits for California
| County | Loan Limit |
|---|---|
| Kern | $460,000 |
| Marin | $919,800 |
| Napa | $814,200 |
| Orange | $919,800 |
| Placer | $610,800 |
| Riverside | $561,300 |
| San Diego | $805,000 |
| Santa Cruz | $970,800 |
If your county is not included above, see the complete list of USDA maximum conforming loan limits by county.
2025 VA Loan Limits for California
The VA removed loan limits for veteran home buyers who have their full entitlement available. This means that qualified veterans will not be limited on their purchase price with 0% down payment based on county loan limits. Pacific Home Loans offers loans to qualified veterans with 0% down up to $2,500,000, and in some cases, even higher.
For veterans with partial or no entitlement remaining, they may still apply for a home loan but will most likely be required to provide a down payment. This amount is based on a calculation utilizing the remaining entitlement, the county conforming loan limit, and the purchase price. Your loan officer can assist you in calculating exactly how much down payment you may need for your home purchase scenario.
Primary Residence California Loan Programs
The figures in the chart below identify the minimum down payment percentage and a maximum purchase price are based on the 2025 Loan Limits as applicable for Conforming California 1 Unit properties, and FHA Loans specifically focusing on counties with the highest loan limits.
| Minimum Down Payment % | Maximum Purchase Price | Loan Program |
|---|---|---|
| 0% | $2,500,000 | VA Loan with full Entitlement |
| 0% | $970,000 | USDA Loan – Santa Cruz County |
| 0% | $919,800 | USDA Loan – Orange County |
| 3% | $1,247,165 | Fannie Mae HomeReady® – Orange County |
| 3% | $1,247,165 | Freddie Mac Home Possible® – Marin County |
| 3.5% | $1,253,627 | FHA Loan – Santa Cruz County |
| 3.5% | $1,116,632 | FHA Loan – San Diego County |
| 3.5% | $1,054,663 | FHA Loan – Napa County |
| 5% | $1,273,421 | Conventional Conforming – Orange County |
Second Homes California Loan Programs
The figures in the chart below are based on the 2025 Conforming Loan Limit for California of a 1 Unit property specifically focusing on counties with the highest loan limits.
A “second home” refers to a property that an individual or family owns, separate from their primary residence. This secondary property is often used for recreational purposes, vacations, or as an investment. Unlike a primary residence, a second home is not the main place of residence and is typically occupied for a portion of the year. It is distinct from an investment property, which is primarily purchased for rental income or capital appreciation.
| Minimum Down Payment % | Maximum Purchase Price | Loan Program |
|---|---|---|
| 10% | $1,344,167 | Conventional – Marin County |
Investment Properties California Loan Programs
The figures in the chart below are based on the 2025 Conforming Loan Limit for California of a 1 Unit property, specifically focusing on counties with the highest loan limits.
| Minimum Down Payment % | Maximum Purchase Price | Loan Program |
|---|---|---|
| 20% | $1,437,281 | Non-Agency, PHL Funded |
| 25% | $4,000,000 | Portfolio Jumbo |
| 30% | $1,642,607 | Non-Agency, PHL Funded |
| 35% | $7,695,000 | Portfolio Jumbo |
