Coachella Valley Mortgage Broker: Home Loans for Every Desert City

I’m Michael DiVita (DRE #01372066 | NMLS #241655), owner of DiVita Home Finance (DRE #01818285 | NMLS #323700). I’ve been in California mortgage lending since 2000 and founded DiVita Home Finance in 2007. I’m known as a creative mortgage broker: when a bank says no, I find the lender and the loan structure that can say yes. I’m based in Tiburon and finance homes throughout the desert — including Indian leased land, second homes and short-term rentals that many banks won’t touch. Call (800) 239-1103.

All nine Coachella Valley cities are in Riverside County, where the 2026 conforming loan limit is $832,750 and the FHA limit is $690,000 for a single-family home. Above $832,750 you’re in jumbo territory — common in Palm Desert, Rancho Mirage, Indian Wells and La Quinta. Add Agua Caliente leased land, 55+ communities, new construction and a huge vacation-rental market, and the desert is one of the most financing-sensitive markets in California.

2026 Loan Limits in the Coachella Valley (Riverside County)

Riverside County uses the national conforming baseline, so there is no “high-balance” range here: a $900,000 loan is jumbo in Palm Desert even though it would be conforming in Los Angeles. VA loans have no limit for veterans with full entitlement.

Loan Programs for Desert Buyers

• Conventional — primary homes, second homes and rentals up to $832,750; 3% down for eligible first-time buyers.
• FHA — 3.5% down with 580+ credit, up to $690,000; widely used in Cathedral City, Indio, Coachella and Desert Hot Springs. See FHA loans.
• VA — zero down with no loan limit for full-entitlement veterans, including buyers from nearby Twentynine Palms and March Air Reserve Base. See VA loans.
• Jumbo — above $832,750; typically 10–20% down or more, strong credit and reserves. See jumbo loans.
• Second home — usually 10% down; you must use the home yourself part of the year and it can’t be a full-time rental. See second home mortgages.
• DSCR / short-term rental — qualify on the property’s rent rather than your personal income. Confirm the city’s STR permit rules first. See DSCR loans for STRs.
• Asset depletion and bank statement loans — for retirees and self-employed buyers whose tax returns don’t show their real capacity. See asset depletion.
• Reverse mortgages (HECM) — for owners 62+, including HECM for Purchase to buy a desert home without a monthly mortgage payment.

Indian Leased Land: The Desert’s Biggest Financing Issue

The Agua Caliente Indian Reservation runs through Palm Springs and neighboring cities in a checkerboard of square-mile sections, and a large share of central Palm Springs homes and condos sit on land leased from the tribe or individual allottees rather than owned outright. Leased land homes often sell at a meaningful discount to comparable fee-simple homes, but financing them takes a lender who knows the rules:

• Remaining lease term is everything. Fannie Mae, for example, requires the lease to run at least five years past the loan’s maturity date. FHA, VA and portfolio lenders each have their own leasehold rules.
• Bureau of Indian Affairs approval. Leasehold mortgages on tribal trust land generally require BIA and lessor approval, which affects timelines.
• You pay ground rent and property taxes. Taxes are based on your possessory interest rather than fee ownership of the land, and ground rent is added to your housing payment when you qualify.
• Lease expirations and extensions drive values. Many Palm Springs leases have been extended, but every property’s term must be verified before you write an offer.

This is a core specialty for me. Start with my Palm Springs leased land mortgage guide, the ground lease expiration FAQ, and a leased land investment loan case study.

City-by-City Notes

55+ and Retirement Buyers

The valley is full of age-restricted communities — Sun City Palm Desert, Sun City Shadow Hills and Heritage Palms in Indio, Trilogy at La Quinta, and country clubs in Rancho Mirage and Palm Desert among them. Every standard loan type (conventional, FHA, VA, jumbo) can be used in a qualifying 55+ community. What matters for qualifying:

• Retirement income: Social Security, pensions and IRA/401(k) distributions all count. Non-taxable Social Security can often be grossed up.
• Asset depletion: some programs convert eligible assets into monthly qualifying income — useful for retirees with savings but modest monthly income.
• HOA dues: desert HOA and club dues can be significant and are included in your debt-to-income ratio.
• Selling a home elsewhere: a bridge loan or HECM for Purchase can help you buy before you sell.

New Construction in La Quinta and Indio

Builders in La Quinta and Indio routinely push their in-house lender with credits or rate buydowns. Those incentives can be real money, but sometimes they come with a higher rate or fees. Get a competing quote before you sign. Also plan for timing — contracts can be signed months before completion, so avoid new debt, job changes or large unexplained deposits while the home is built. For custom homes on your own lot, see construction loans.

HOA Reviews: PGA West and Other Resort Communities

Many desert communities have master and sub-associations, and some phases have had litigation or reserve problems that affect financing. For condos and attached homes especially, I review the HOA documents before you’re committed.

Frequently Asked Questions

What is the conforming loan limit in the Coachella Valley in 2026?

$832,750 for a single-family home. Every Coachella Valley city is in Riverside County, which uses the national baseline limit. Loans above that amount are jumbo loans.

What is the FHA loan limit in Riverside County for 2026?

$690,000 for a single-family home, with higher limits for 2–4 units. FHA requires 3.5% down with a 580+ credit score and the home must be your primary residence.

Can I get a mortgage on a leased land home in Palm Springs?

Yes, if the lease has enough remaining term and the lender accepts leasehold properties on tribal land. Fannie Mae requires the lease to run at least five years past the loan’s maturity, and BIA approval is generally part of the process. Verify the lease term before you make an offer.

Can I use Airbnb income to qualify?

Yes. DSCR loans qualify investors on the property’s projected or actual rental income rather than personal income. Confirm the property can get a short-term rental permit in that city before relying on STR income.

Can I use a regular mortgage in a 55+ community?

Yes. Conventional, FHA, VA and jumbo loans are all available in qualifying age-restricted communities. Retirement income and, with some programs, asset depletion can be used to qualify.

Should I use the builder’s lender on a La Quinta or Indio new home?

Get quotes from both. Builder incentives can be worth thousands, but compare the rate, fees and total cost. Sometimes the builder’s package wins; sometimes an outside loan is cheaper even without the incentive.