California’s creative mortgage broker: when the bank says no, start here
I’m Michael DiVita. Since 2000 I’ve been closing the California loans banks turn down: self-employed borrowers on bank statements, retirees qualifying on assets, condos stuck on SB 326, homes on Palm Springs leased land, RSU and IPO income, foreign nationals and ITIN buyers, and jumbo loans in Marin and San Francisco. As an independent broker I shop more than 40 wholesale lenders, so a “no” from one bank is rarely the final answer. These guides explain how each of those loans actually works.
The loan process
From pre-approval to closing, in the order you'll go through it.
Mortgage Pre-Approval Checklist for California BuyersEverything you need to get pre-approved in California: W-2 and self-employed document checklists, pre-approval vs. underwritten…
Debt-to-Income Ratio for California Mortgage 2026: Limits, Calculation & TipsHow lenders calculate DTI, the limits for conventional, FHA, VA, jumbo and non-QM loans, what counts as debt, and how California buyers…
California Mortgage Timeline: From Pre-Approval to ClosingCalifornia mortgage timeline from pre-approval to keys: appraisal, underwriting, contingency removal, Closing Disclosure rules, funding…
Home Appraisal Came In Low: What Happens Next in CaliforniaWhat happens when a California home appraises low: how it changes your loan, renegotiating, covering the gap, ROV, VA Tidewater, and…
Closing Costs in California: What Buyers Pay and What's NegotiableWhat California buyers pay at closing, who customarily pays what, seller credit limits by loan type, lender credits, and how to read…
How to Get Rid of PMI (and Avoid It) on a California HomeWhen PMI must end, how to remove it early based on today's value, how FHA MIP differs, and ways California buyers avoid PMI with less…
Assumable Mortgages in California: How to Take Over a Low-Rate FHA or VA LoanHow assumable FHA and VA loans work in California: which loans qualify, the equity gap, fees, timelines, VA entitlement, and how to find…
Mortgages and Living Trusts in CaliforniaHow to buy or refinance a California home held in a living trust: lender requirements, certification of trust, Garn-St Germain, and…
Mortgages for LLCs and Trusts in CaliforniaWhich loans can close in an LLC, moving a property into an LLC after closing, Prop 13 and BOE rules, and why a living trust is simpler…
Divorce and Your Mortgage in California: Buyouts, Refinances and OptionsKeeping the house in a California divorce: equity buyout refinances, Fannie Mae's buyout rule, qualifying on one income, assumptions…
California Mortgage Glossary: Key Terms Every Buyer Should KnowPlain-English definitions of mortgage terms for California buyers: APR, DTI, LTV, PMI vs MIP, impounds, Prop 13, Mello-Roos, jumbo…
Debt-to-Income Ratio for California Mortgage 2026: Limits, Calculation & TipsHow lenders calculate DTI, the limits for conventional, FHA, VA, jumbo and non-QM loans, what counts as debt, and how California buyers…
California Mortgage Timeline: From Pre-Approval to ClosingCalifornia mortgage timeline from pre-approval to keys: appraisal, underwriting, contingency removal, Closing Disclosure rules, funding…
Home Appraisal Came In Low: What Happens Next in CaliforniaWhat happens when a California home appraises low: how it changes your loan, renegotiating, covering the gap, ROV, VA Tidewater, and…
Closing Costs in California: What Buyers Pay and What's NegotiableWhat California buyers pay at closing, who customarily pays what, seller credit limits by loan type, lender credits, and how to read…
How to Get Rid of PMI (and Avoid It) on a California HomeWhen PMI must end, how to remove it early based on today's value, how FHA MIP differs, and ways California buyers avoid PMI with less…
Assumable Mortgages in California: How to Take Over a Low-Rate FHA or VA LoanHow assumable FHA and VA loans work in California: which loans qualify, the equity gap, fees, timelines, VA entitlement, and how to find…
Mortgages and Living Trusts in CaliforniaHow to buy or refinance a California home held in a living trust: lender requirements, certification of trust, Garn-St Germain, and…
Mortgages for LLCs and Trusts in CaliforniaWhich loans can close in an LLC, moving a property into an LLC after closing, Prop 13 and BOE rules, and why a living trust is simpler…
Divorce and Your Mortgage in California: Buyouts, Refinances and OptionsKeeping the house in a California divorce: equity buyout refinances, Fannie Mae's buyout rule, qualifying on one income, assumptions…
California Mortgage Glossary: Key Terms Every Buyer Should KnowPlain-English definitions of mortgage terms for California buyers: APR, DTI, LTV, PMI vs MIP, impounds, Prop 13, Mello-Roos, jumbo…
When the bank says no
Creative and non-QM financing: the loans I'm known for.
California Mortgage Broker for Complex Borrowers: When the Bank Says NoDenied by a bank? How an independent California broker with 40+ wholesale lenders closes self-employed, jumbo, non-QM, leased-land and…
Non-QM Mortgages in California: Programs, Requirements & How They WorkWhat non-QM loans are, who they're for, and how bank statement, P&L, asset depletion, DSCR and interest-only programs work in California…
Bank Statement Loans in California for Self-Employed BorrowersQualify on 12 or 24 months of bank deposits instead of tax returns. How income is calculated, 12 vs 24 months, P&L option, requirements…
Self-Employed Mortgages in California: Every Way to QualifyHow self-employed Californians qualify: conventional rules, bank statement, P&L, 1099, asset depletion and DSCR loans, with examples and…
Asset Depletion Mortgages in California: Qualify on Your AssetsHow asset depletion loans turn savings into qualifying income, why the divisor (360, 240 or 60 months) matters, and Fannie, Freddie and…
Bank Statement HELOC: A Guide for Self-Employed California HomeownersQualify for a HELOC on bank deposits instead of tax returns: how income is calculated, what you need, and when a HELOC beats a cash-out…
DSCR Loans in California for Real Estate InvestorsHow California DSCR loans work: the ratio math, what rent lenders use, typical terms, sub-1.0 options, cash-out, 2-4 and 5-10 units, and…
DSCR Loans for Short-Term Rentals and Airbnbs in CaliforniaFinance a California Airbnb or vacation rental on its income: how lenders count AirDNA and actual STR income, a worked DSCR example…
40-Year and Interest-Only Mortgages in California40-year fixed and 40-year interest-only loans in California: real payment math, why they're easier to qualify for than 30-year IO…
RSU and Equity Compensation Mortgages in CaliforniaHow Fannie Mae, Freddie Mac and jumbo lenders count RSU income: 12-month history, 200-day price average, pre-IPO stock, offer letters…
Foreign National Mortgages in California: A Guide for International BuyersHow foreign nationals finance California homes: who qualifies, 25-40% down, documents, no-U.S.-credit options, ITIN vs. foreign national…
ITIN Mortgages in California: Buy a Home Without a Social Security NumberITIN home loans in California: who qualifies, 10-25% down, alternative credit, income documentation, ITIN vs. conventional, and how to…
H-1B Visa Mortgages in CaliforniaHow H-1B, L-1, O-1, TN and E-3 visa holders get California mortgages: 3-5% down conventional, jumbo rules, visa expiration, RSU income…
Cannabis Industry Mortgages in California: Loans for Owners & EmployeesWhy banks decline cannabis income, what the 2026 rescheduling does (and doesn't) change, and the non-QM loans that work for dispensary…
Physician Loans in California: A Complete GuideHow California physician loans work: who qualifies, low down payment with no PMI, student loan rules, jumbo sizes, and options for…
High Debt-to-Income Ratio? How to Still Get a Mortgage in CaliforniaDTI too high? 2026 DTI limits by loan type, how student loans are really counted, fast ways to lower your ratio, and non-QM options when…
Bad Credit Mortgages in California: Scores You Need & How to Raise Yours (2026)Credit scores each loan type really requires in 2026, how scores drive your rate, how to raise yours fast, and options after bankruptcy…
Mortgage After Bankruptcy, Foreclosure or Short Sale in California (2026)2026 waiting periods after Chapter 7, Chapter 13, foreclosure and short sale for conventional, FHA, VA and USDA loans, plus non-QM…
Mortgage Application Denied in California: What to Do NextDenied by your bank? Read the adverse action notice, get your credit report, and match each denial reason to the lender and loan program…
Large Bank Deposit Flagged by Your Mortgage Lender: What to DoWhat counts as a large deposit (50% of monthly income), what documents clear it, cash and gift rules, and what happens if a deposit…
Changing Jobs or Employment Gaps During the Mortgage Process in CaliforniaChanging jobs or had an employment gap? How California lenders read job changes, gaps, parental leave and self-employment — and what to…
Remote Work Income and Your California Mortgage: How Lenders Verify WFH PayHow lenders verify remote W-2 and freelance income for a California mortgage, when they ask for a remote-work letter, and options for…
Gift Funds, Gifts of Equity & Inheritance for a Down Payment in California2026 rules for using gift money, a family gift of equity, or an inheritance for your California down payment: who can give, how much…
Non-Occupant Co-Borrowers in California: How Parents Can Help Their Kids BuyHow a parent or relative can co-borrow on your California mortgage without living there: Fannie Mae, FHA and VA rules, DTI impact, title…
Leased Solar Panels and Your Mortgage in California: 2026 Buyer & Seller GuideHow lenders treat leased solar, PPAs and PACE on California homes: UCC-1 filings, DTI impact, Fannie Mae rules, and how to keep solar…
Mortgage Broker vs. Bank in California: Which Is Better? (2026)Broker vs. bank vs. credit union in California: how each works, what rate differences are worth, how brokers are paid, and how to check…
Non-QM Mortgages in California: Programs, Requirements & How They WorkWhat non-QM loans are, who they're for, and how bank statement, P&L, asset depletion, DSCR and interest-only programs work in California…
Bank Statement Loans in California for Self-Employed BorrowersQualify on 12 or 24 months of bank deposits instead of tax returns. How income is calculated, 12 vs 24 months, P&L option, requirements…
Self-Employed Mortgages in California: Every Way to QualifyHow self-employed Californians qualify: conventional rules, bank statement, P&L, 1099, asset depletion and DSCR loans, with examples and…
Asset Depletion Mortgages in California: Qualify on Your AssetsHow asset depletion loans turn savings into qualifying income, why the divisor (360, 240 or 60 months) matters, and Fannie, Freddie and…
Bank Statement HELOC: A Guide for Self-Employed California HomeownersQualify for a HELOC on bank deposits instead of tax returns: how income is calculated, what you need, and when a HELOC beats a cash-out…
DSCR Loans in California for Real Estate InvestorsHow California DSCR loans work: the ratio math, what rent lenders use, typical terms, sub-1.0 options, cash-out, 2-4 and 5-10 units, and…
DSCR Loans for Short-Term Rentals and Airbnbs in CaliforniaFinance a California Airbnb or vacation rental on its income: how lenders count AirDNA and actual STR income, a worked DSCR example…
40-Year and Interest-Only Mortgages in California40-year fixed and 40-year interest-only loans in California: real payment math, why they're easier to qualify for than 30-year IO…
RSU and Equity Compensation Mortgages in CaliforniaHow Fannie Mae, Freddie Mac and jumbo lenders count RSU income: 12-month history, 200-day price average, pre-IPO stock, offer letters…
Foreign National Mortgages in California: A Guide for International BuyersHow foreign nationals finance California homes: who qualifies, 25-40% down, documents, no-U.S.-credit options, ITIN vs. foreign national…
ITIN Mortgages in California: Buy a Home Without a Social Security NumberITIN home loans in California: who qualifies, 10-25% down, alternative credit, income documentation, ITIN vs. conventional, and how to…
H-1B Visa Mortgages in CaliforniaHow H-1B, L-1, O-1, TN and E-3 visa holders get California mortgages: 3-5% down conventional, jumbo rules, visa expiration, RSU income…
Cannabis Industry Mortgages in California: Loans for Owners & EmployeesWhy banks decline cannabis income, what the 2026 rescheduling does (and doesn't) change, and the non-QM loans that work for dispensary…
Physician Loans in California: A Complete GuideHow California physician loans work: who qualifies, low down payment with no PMI, student loan rules, jumbo sizes, and options for…
High Debt-to-Income Ratio? How to Still Get a Mortgage in CaliforniaDTI too high? 2026 DTI limits by loan type, how student loans are really counted, fast ways to lower your ratio, and non-QM options when…
Bad Credit Mortgages in California: Scores You Need & How to Raise Yours (2026)Credit scores each loan type really requires in 2026, how scores drive your rate, how to raise yours fast, and options after bankruptcy…
Mortgage After Bankruptcy, Foreclosure or Short Sale in California (2026)2026 waiting periods after Chapter 7, Chapter 13, foreclosure and short sale for conventional, FHA, VA and USDA loans, plus non-QM…
Mortgage Application Denied in California: What to Do NextDenied by your bank? Read the adverse action notice, get your credit report, and match each denial reason to the lender and loan program…
Large Bank Deposit Flagged by Your Mortgage Lender: What to DoWhat counts as a large deposit (50% of monthly income), what documents clear it, cash and gift rules, and what happens if a deposit…
Changing Jobs or Employment Gaps During the Mortgage Process in CaliforniaChanging jobs or had an employment gap? How California lenders read job changes, gaps, parental leave and self-employment — and what to…
Remote Work Income and Your California Mortgage: How Lenders Verify WFH PayHow lenders verify remote W-2 and freelance income for a California mortgage, when they ask for a remote-work letter, and options for…
Gift Funds, Gifts of Equity & Inheritance for a Down Payment in California2026 rules for using gift money, a family gift of equity, or an inheritance for your California down payment: who can give, how much…
Non-Occupant Co-Borrowers in California: How Parents Can Help Their Kids BuyHow a parent or relative can co-borrow on your California mortgage without living there: Fannie Mae, FHA and VA rules, DTI impact, title…
Leased Solar Panels and Your Mortgage in California: 2026 Buyer & Seller GuideHow lenders treat leased solar, PPAs and PACE on California homes: UCC-1 filings, DTI impact, Fannie Mae rules, and how to keep solar…
Mortgage Broker vs. Bank in California: Which Is Better? (2026)Broker vs. bank vs. credit union in California: how each works, what rate differences are worth, how brokers are paid, and how to check…
Case studies
Real files, real problems, how they closed.
Stacking Non-QM Income: How I Pre-Approved a Self-Employed Buyer for a $1.75M Jumbo With No Tax ReturnsNo tax returns, a fully gifted down payment and crypto reserves. Bank statement, W-2 and asset depletion income stacked on one non-QM jumbo.
How We Closed a $2.15M Marin County Jumbo in 9 DaysHow a Tiburon buyer with RSU income closed a $2.15M jumbo in 9 business days: pre-underwritten file, fast jumbo lender, same-day appraisal.
How We Closed a $1.14M Palm Springs Indian Leased Land Investment Loan No Major Bank Would TouchHow I closed a $1.14M non-QM jumbo on Palm Springs Indian leased land: LLC borrower, CPA P&L income, 10-year interest-only, and BIA…
From Declined to Approved: A Self-Employed Borrower’s Bank Statement Loan Success StoryHow a Sonoma County restaurant owner declined by two banks bought a $1.1M home with a 12-month bank statement loan — and how the income…
25+ Years of Hard Loans in California: What I've Learned About Getting to YesMichael DiVita on what 25+ years of closing hard California mortgages taught him: bank statement, SB 326 condo, leased land and asset…
How We Closed a $2.15M Marin County Jumbo in 9 DaysHow a Tiburon buyer with RSU income closed a $2.15M jumbo in 9 business days: pre-underwritten file, fast jumbo lender, same-day appraisal.
How We Closed a $1.14M Palm Springs Indian Leased Land Investment Loan No Major Bank Would TouchHow I closed a $1.14M non-QM jumbo on Palm Springs Indian leased land: LLC borrower, CPA P&L income, 10-year interest-only, and BIA…
From Declined to Approved: A Self-Employed Borrower’s Bank Statement Loan Success StoryHow a Sonoma County restaurant owner declined by two banks bought a $1.1M home with a 12-month bank statement loan — and how the income…
25+ Years of Hard Loans in California: What I've Learned About Getting to YesMichael DiVita on what 25+ years of closing hard California mortgages taught him: bank statement, SB 326 condo, leased land and asset…
Condos, SB 326 & non-warrantable
Why condo loans get declined in California, and how they still close.
SB 326 and California Condo Mortgages: The Complete GuideHow SB 326 balcony inspections and Fannie Mae's 2026 condo rules affect California condo loans, plus conventional, FHA, portfolio and…
Fannie Mae's August 2026 Condo Rule Change: What California Condo Buyers Need to KnowFannie Mae retired Limited Review on Aug 3, 2026. What Full Review, new reserve and deductible rules, and SB 326 mean for California…
Non-Warrantable Condo Mortgages in CaliforniaWhy California condos go non-warrantable (SB 326, litigation, reserves, condotels) and the portfolio, non-QM, FHA and DSCR loans that…
SB 721 vs SB 326: California Balcony Inspection Laws and Your MortgageSB 721 covers apartment buildings, SB 326 covers condos. Deadlines, inspection rules, and how each affects financing a California…
HOA Special Assessments in California: How to Pay and How to Finance the CondoHow to pay a California HOA special assessment (HELOC, payment plan, refinance) and how assessments affect buying or refinancing a condo…
Condotel (Condo-Hotel) Mortgages in CaliforniaWhy condo-hotels can't get conventional loans, how Fannie Mae defines a condotel, and the portfolio and DSCR options for California…
Fannie Mae's August 2026 Condo Rule Change: What California Condo Buyers Need to KnowFannie Mae retired Limited Review on Aug 3, 2026. What Full Review, new reserve and deductible rules, and SB 326 mean for California…
Non-Warrantable Condo Mortgages in CaliforniaWhy California condos go non-warrantable (SB 326, litigation, reserves, condotels) and the portfolio, non-QM, FHA and DSCR loans that…
SB 721 vs SB 326: California Balcony Inspection Laws and Your MortgageSB 721 covers apartment buildings, SB 326 covers condos. Deadlines, inspection rules, and how each affects financing a California…
HOA Special Assessments in California: How to Pay and How to Finance the CondoHow to pay a California HOA special assessment (HELOC, payment plan, refinance) and how assessments affect buying or refinancing a condo…
Condotel (Condo-Hotel) Mortgages in CaliforniaWhy condo-hotels can't get conventional loans, how Fannie Mae defines a condotel, and the portfolio and DSCR options for California…
Palm Springs leased land & the desert
Agua Caliente leased land, lease terms, BIA approval and Coachella Valley financing.
Palm Springs Leased Land Mortgages (Agua Caliente Indian Land)Financing a home on Agua Caliente leased land in Palm Springs: lease-term rules for conventional, FHA, VA, jumbo and non-QM loans, BIA…
What Happens When a Palm Springs Ground Lease Expires? Buyer FAQWhat happens when a Palm Springs Indian land ground lease expires, how extensions work, and how many years must remain for conventional…
Section 184 Indian Home Loans in CaliforniaHUD Section 184 loans for enrolled tribal members in California: 2.25% down, no annual fee, fee change Oct 1 2026, trust and fee land…
Coachella Valley Mortgage Broker: Home Loans for Every Desert CityCoachella Valley mortgages: 2026 Riverside County limits ($832,750 conforming, $690,000 FHA), leased land, jumbo, second homes, STR/DSCR…
What Happens When a Palm Springs Ground Lease Expires? Buyer FAQWhat happens when a Palm Springs Indian land ground lease expires, how extensions work, and how many years must remain for conventional…
Section 184 Indian Home Loans in CaliforniaHUD Section 184 loans for enrolled tribal members in California: 2.25% down, no annual fee, fee change Oct 1 2026, trust and fee land…
Coachella Valley Mortgage Broker: Home Loans for Every Desert CityCoachella Valley mortgages: 2026 Riverside County limits ($832,750 conforming, $690,000 FHA), leased land, jumbo, second homes, STR/DSCR…
Jumbo, Marin & San Francisco
High-balance and jumbo lending in the Bay Area, where I live and work.
Jumbo Loans in CaliforniaCalifornia jumbo loans in 2026: where jumbo starts by county, credit/down payment/reserve requirements, current rates, RSU, bank…
Jumbo vs. Conforming Loans in California (2026)Where jumbo starts in every major California county in 2026, how jumbo and conforming rates compare, qualifying differences, and how to…
Jumbo Loans in Marin CountyMarin County jumbo loans in 2026: the $1,249,125 limit, town-by-town prices, credit, down payment and reserve requirements, rates…
Marin County Mortgage BrokerTiburon-based Marin County mortgage broker with 40+ lenders. 2026 limits ($1,249,125), jumbo, VA, bank statement, non-warrantable condo…
Marin County Mortgage Rates: What Buyers Are Paying NowMarin County mortgage rates explained: conforming vs. high-balance vs. jumbo, what moves your jumbo rate, payment scenarios and loan…
Marin County Home Prices 2026: Medians by City and What It Takes to BuyMarin County home prices in 2026 by city, from Novato ($1.37M) to Tiburon ($3.4M), what income and down payment you need, loan limits…
San Francisco Mortgage Broker: Jumbo, Condo & TIC LoansSan Francisco mortgage broker: 2026 loan limits ($1,249,125), jumbo, condo and TIC financing, RSU and self-employed income, 2-4 units…
I Make $150,000 a Year — How Much House Can I Afford in the Bay Area? (2026)What a $150,000 income buys in the Bay Area at today's rates: price ranges at 28-43% DTI, payments at key price points, and ways to…
Jumbo vs. Conforming Loans in California (2026)Where jumbo starts in every major California county in 2026, how jumbo and conforming rates compare, qualifying differences, and how to…
Jumbo Loans in Marin CountyMarin County jumbo loans in 2026: the $1,249,125 limit, town-by-town prices, credit, down payment and reserve requirements, rates…
Marin County Mortgage BrokerTiburon-based Marin County mortgage broker with 40+ lenders. 2026 limits ($1,249,125), jumbo, VA, bank statement, non-warrantable condo…
Marin County Mortgage Rates: What Buyers Are Paying NowMarin County mortgage rates explained: conforming vs. high-balance vs. jumbo, what moves your jumbo rate, payment scenarios and loan…
Marin County Home Prices 2026: Medians by City and What It Takes to BuyMarin County home prices in 2026 by city, from Novato ($1.37M) to Tiburon ($3.4M), what income and down payment you need, loan limits…
San Francisco Mortgage Broker: Jumbo, Condo & TIC LoansSan Francisco mortgage broker: 2026 loan limits ($1,249,125), jumbo, condo and TIC financing, RSU and self-employed income, 2-4 units…
I Make $150,000 a Year — How Much House Can I Afford in the Bay Area? (2026)What a $150,000 income buys in the Bay Area at today's rates: price ranges at 28-43% DTI, payments at key price points, and ways to…
First-time buyers & government loans
Down payments, assistance programs, credit and loan limits.
First-Time Home Buyer Guide for CaliforniaCalifornia first-time buyer guide for 2026: down payment options, CalHFA and local help, credit scores, county loan limits, costs and…
How Much House Can I Afford in California? (2026 Guide)What your income buys in California at today's rates, how lenders use DTI, 2026 county loan limits, hidden costs, cash needed, and ways…
How Much Down Payment Do You Need in California?California down payment minimums for 2026: 0% VA/USDA, 3.5% FHA, 3% conventional up to $832,750, 5% high-balance. Real-dollar examples…
Down Payment Assistance in California2026 California down payment help: CalHFA MyHome, ZIP, Dream For All, GSFA Platinum, LA LIPA and SF DALP. Income limits, eligibility and…
CalHFA Dream For All Shared Appreciation Loan: How It WorksDream For All gives first-generation CA buyers up to 20% ($150K max) down. How the appreciation share works, who qualifies, and the 2026…
First-Time Home Buyer Credit Score Requirements in CaliforniaMinimum credit scores for California first-time buyers in 2026: FHA 580, conventional ~620, VA/USDA by lender, jumbo 680+. How scores…
Home Loans for Teachers in CaliforniaWhat California teachers can really use in 2026: CalHFA MyHome, Dream For All, GSFA, Good Neighbor Next Door, VA and FHA, plus how…
First Responder Home Loans in CaliforniaHome loan options for California police, firefighters, EMTs and nurses: Good Neighbor Next Door, VA, FHA, down payment help, and how…
FHA Loans in California: 2026 Requirements & LimitsFHA loans in California for 2026: 3.5% down with 580 credit, county loan limits up to $1,249,125, MIP costs, condo rules, 2-4 units and…
VA Loans in California: Zero Down for VeteransVA home loans in California: zero down, no PMI, no loan limit with full entitlement. 2026 eligibility, funding fees, residual income…
VA Loan Limits in California 2026: Full vs. Reduced EntitlementNo VA loan limit in California for full-entitlement veterans in 2026. How reduced entitlement uses county limits, with 2026 figures…
Conventional Loans in California: 2026 Requirements & LimitsConventional loans in California for 2026: 3% down options, credit and DTI rules, PMI removal, county loan limits, duplex house hacking…
USDA Loans in California: Zero-Down Rural Home LoansUSDA loans in California: 0% down in eligible rural areas, 1% upfront and 0.35% annual fee, 115% AMI household income limit.…
2026 Conforming Loan Limits in California by County2026 California conforming loan limits for all 58 counties: $832,750 baseline to $1,249,125 ceiling, plus 2-4 unit limits, high-balance…
2026 FHA vs. Conforming Loan Limits in California2026 California FHA vs conforming loan limits by county: both $1,249,125 in high-cost counties, FHA far lower inland. Which loan fits…
How Much House Can I Afford in California? (2026 Guide)What your income buys in California at today's rates, how lenders use DTI, 2026 county loan limits, hidden costs, cash needed, and ways…
How Much Down Payment Do You Need in California?California down payment minimums for 2026: 0% VA/USDA, 3.5% FHA, 3% conventional up to $832,750, 5% high-balance. Real-dollar examples…
Down Payment Assistance in California2026 California down payment help: CalHFA MyHome, ZIP, Dream For All, GSFA Platinum, LA LIPA and SF DALP. Income limits, eligibility and…
CalHFA Dream For All Shared Appreciation Loan: How It WorksDream For All gives first-generation CA buyers up to 20% ($150K max) down. How the appreciation share works, who qualifies, and the 2026…
First-Time Home Buyer Credit Score Requirements in CaliforniaMinimum credit scores for California first-time buyers in 2026: FHA 580, conventional ~620, VA/USDA by lender, jumbo 680+. How scores…
Home Loans for Teachers in CaliforniaWhat California teachers can really use in 2026: CalHFA MyHome, Dream For All, GSFA, Good Neighbor Next Door, VA and FHA, plus how…
First Responder Home Loans in CaliforniaHome loan options for California police, firefighters, EMTs and nurses: Good Neighbor Next Door, VA, FHA, down payment help, and how…
FHA Loans in California: 2026 Requirements & LimitsFHA loans in California for 2026: 3.5% down with 580 credit, county loan limits up to $1,249,125, MIP costs, condo rules, 2-4 units and…
VA Loans in California: Zero Down for VeteransVA home loans in California: zero down, no PMI, no loan limit with full entitlement. 2026 eligibility, funding fees, residual income…
VA Loan Limits in California 2026: Full vs. Reduced EntitlementNo VA loan limit in California for full-entitlement veterans in 2026. How reduced entitlement uses county limits, with 2026 figures…
Conventional Loans in California: 2026 Requirements & LimitsConventional loans in California for 2026: 3% down options, credit and DTI rules, PMI removal, county loan limits, duplex house hacking…
USDA Loans in California: Zero-Down Rural Home LoansUSDA loans in California: 0% down in eligible rural areas, 1% upfront and 0.35% annual fee, 115% AMI household income limit.…
2026 Conforming Loan Limits in California by County2026 California conforming loan limits for all 58 counties: $832,750 baseline to $1,249,125 ceiling, plus 2-4 unit limits, high-balance…
2026 FHA vs. Conforming Loan Limits in California2026 California FHA vs conforming loan limits by county: both $1,249,125 in high-cost counties, FHA far lower inland. Which loan fits…
Rates, equity & refinancing
HELOCs, cash-out, buydowns and how rates really work.
California Mortgage Rates: What You'll Really Pay and How to Get the Best RateCalifornia mortgage rates explained: today's benchmark, 2026 county loan limits, why CA borrowers pay more than headlines, and 8 steps…
Why Do Mortgage Rates Change Daily? Bonds, Inflation & the Fed ExplainedWhy mortgage rates move daily: the 10-year Treasury, MBS spreads, inflation data, what a Fed hike really does, and why your quote…
California Mortgage Outlook 2026: Rates, Loan Limits & What to ExpectCalifornia mortgage outlook for late 2026: the Fed's September hike, 7% rates, flat prices, 2026 loan limits by county and what buyers…
Should I Buy a House Now or Wait? What I Tell My California ClientsShould you buy a California home now or wait for rates to drop? A broker's framework with real 2026 numbers, refinance-later math and…
What Is a Mortgage Rate Lock? California Borrower’s GuideHow mortgage rate locks work in California: when to lock, how long, what delays closings, extension and float-down costs, and your Loan…
Temporary Rate Buydowns in California: 2-1 and 3-2-1 ExplainedHow 2-1 and 3-2-1 buydowns work, what they cost, buydown vs price cut vs points, and the Fannie Mae, FHA, VA and jumbo rules for…
ARM vs. Fixed-Rate Mortgage in California: Which Is Right for You?How ARMs work today (SOFR, 5/6 and 7/6, caps), what an ARM can save on a California loan, the worst-case stress test, and when a fixed…
15-Year vs. 30-Year Mortgage in California: Which Is Right for You?15-year vs 30-year mortgage on a $700K California loan: payment, total interest, prepayment math, and how to decide. From broker Michael…
HELOC and Home Equity Loans in CaliforniaHow California HELOCs and fixed-rate home equity loans work, how much you can borrow, HELOC vs cash-out refinance math, and tax rules…
HELOC Up to 95% CLTV in CaliforniaSome HELOC programs go to 95% combined loan-to-value. See the math, who qualifies, how it compares to a cash-out refinance, and the risks.
HELOC vs. Cash-Out Refinance in CaliforniaKeep your low first-mortgage rate or refinance? Side-by-side HELOC, home equity loan and cash-out math, plus Prop 13, anti-deficiency…
Cash-Out Refinance in California: Limits, Costs and AlternativesCalifornia cash-out refinance: 80% LTV limits, seasoning rules, 2026 loan limits, and when a HELOC or home equity loan beats refinancing…
Mortgage Refinancing in California: When It Makes SenseShould you refinance in California? Break-even math at today's ~7% rates, 7 signs it's time, FHA Streamline, VA IRRRL, costs, and Marin…
Why Do Mortgage Rates Change Daily? Bonds, Inflation & the Fed ExplainedWhy mortgage rates move daily: the 10-year Treasury, MBS spreads, inflation data, what a Fed hike really does, and why your quote…
California Mortgage Outlook 2026: Rates, Loan Limits & What to ExpectCalifornia mortgage outlook for late 2026: the Fed's September hike, 7% rates, flat prices, 2026 loan limits by county and what buyers…
Should I Buy a House Now or Wait? What I Tell My California ClientsShould you buy a California home now or wait for rates to drop? A broker's framework with real 2026 numbers, refinance-later math and…
What Is a Mortgage Rate Lock? California Borrower’s GuideHow mortgage rate locks work in California: when to lock, how long, what delays closings, extension and float-down costs, and your Loan…
Temporary Rate Buydowns in California: 2-1 and 3-2-1 ExplainedHow 2-1 and 3-2-1 buydowns work, what they cost, buydown vs price cut vs points, and the Fannie Mae, FHA, VA and jumbo rules for…
ARM vs. Fixed-Rate Mortgage in California: Which Is Right for You?How ARMs work today (SOFR, 5/6 and 7/6, caps), what an ARM can save on a California loan, the worst-case stress test, and when a fixed…
15-Year vs. 30-Year Mortgage in California: Which Is Right for You?15-year vs 30-year mortgage on a $700K California loan: payment, total interest, prepayment math, and how to decide. From broker Michael…
HELOC and Home Equity Loans in CaliforniaHow California HELOCs and fixed-rate home equity loans work, how much you can borrow, HELOC vs cash-out refinance math, and tax rules…
HELOC Up to 95% CLTV in CaliforniaSome HELOC programs go to 95% combined loan-to-value. See the math, who qualifies, how it compares to a cash-out refinance, and the risks.
HELOC vs. Cash-Out Refinance in CaliforniaKeep your low first-mortgage rate or refinance? Side-by-side HELOC, home equity loan and cash-out math, plus Prop 13, anti-deficiency…
Cash-Out Refinance in California: Limits, Costs and AlternativesCalifornia cash-out refinance: 80% LTV limits, seasoning rules, 2026 loan limits, and when a HELOC or home equity loan beats refinancing…
Mortgage Refinancing in California: When It Makes SenseShould you refinance in California? Break-even math at today's ~7% rates, 7 signs it's time, FHA Streamline, VA IRRRL, costs, and Marin…
Investors, land & specialty property
Short-term loans, commercial, land and homes banks won't touch.
Hard Money Loans in CaliforniaHow California hard money loans work: typical 2026 rates and points, leverage, 'no income' rules, closing fast, and hard money vs. DSCR…
Bridge Loans in California: Buy Before You SellHow California bridge loans work: how much you can bridge, bridge HELOC vs. bridge loan vs. cross-collateral, real costs, requirements…
Fix and Flip Loans in CaliforniaHow California fix-and-flip loans work: typical 2026 terms, the 70% ARV rule, rehab draws, cash needed, first-flip tips and flip vs. BRRRR.
Commercial Real Estate Loans in CaliforniaHow California commercial loans work: loan types, DSCR and LTV sizing, Prop 13 and rent-cap underwriting, mixed-use, value-add…
SBA Loans in California: 7(a) and 504 ProgramsSBA 7(a) and 504 loans explained for California businesses: limits, rate caps, down payment, 2026 eligibility changes, buying a business…
Specialty Property Mortgages in CaliforniaManufactured homes, non-warrantable condos, condotels, leased land, acreage, vineyards, and ADU homes: how to finance California…
California Land Loans: How to Finance Lots, Acreage, and Rural LandHow to finance land in California: 10-year fixed land loans up to 80% LTV, buying land with a HELOC, ag/ranch options, and the due…
Agricultural Land Loans in CaliforniaHow California farmland, orchards, and ranches are financed: ag portfolio lenders, Farm Credit, FSA, typical down payments, water/SGMA…
Vineyard Loans in CaliforniaHow to finance a California vineyard: conventional vs. jumbo vs. ag portfolio loans, farm income, down payments, and region notes from…
Hobby Farm Loans in CaliforniaFinancing a California hobby farm or horse property: when conventional or USDA works, specialty hobby-farm lenders, down payments, and…
Construction Loans in California: Types, Requirements, and How to QualifyCalifornia construction loans explained: single-close, two-close, FHA, VA, USDA, jumbo and owner-builder options, lender requirements…
Renovation Loans in California: 203(k), HomeStyle, CHOICERenovation and HELOCsCompare FHA 203(k), HomeStyle, and CHOICERenovation, see when a HELOC or renovation HELOC fits better, and what California fixer-upper…
ADU Financing in CaliforniaHow to pay for an ADU in California: HELOC, home equity loan, cash-out refi, construction or renovation loans, plus 2026 ADU rules and SB 9.
Using ADU Rental Income to Qualify for a Mortgage in CaliforniaHow Fannie Mae, Freddie Mac and FHA count ADU rent in 2026: 30% income cap, one ADU, 75% of rent, permits, and how much more you can borrow.
Manufactured Home Loans in California: FHA, VA, USDA, Conventional and ChattelHow to finance a manufactured home in California: real vs. personal property, HCD 433A conversion, FHA, VA, USDA, MH Advantage, and…
Second Home and Vacation Home Mortgages in CaliforniaHow lenders define a second home vs. an investment property, down payments, Airbnb rules, and what to watch in Tahoe, Sonoma, Marin and…
Bridge Loans in California: Buy Before You SellHow California bridge loans work: how much you can bridge, bridge HELOC vs. bridge loan vs. cross-collateral, real costs, requirements…
Fix and Flip Loans in CaliforniaHow California fix-and-flip loans work: typical 2026 terms, the 70% ARV rule, rehab draws, cash needed, first-flip tips and flip vs. BRRRR.
Commercial Real Estate Loans in CaliforniaHow California commercial loans work: loan types, DSCR and LTV sizing, Prop 13 and rent-cap underwriting, mixed-use, value-add…
SBA Loans in California: 7(a) and 504 ProgramsSBA 7(a) and 504 loans explained for California businesses: limits, rate caps, down payment, 2026 eligibility changes, buying a business…
Specialty Property Mortgages in CaliforniaManufactured homes, non-warrantable condos, condotels, leased land, acreage, vineyards, and ADU homes: how to finance California…
California Land Loans: How to Finance Lots, Acreage, and Rural LandHow to finance land in California: 10-year fixed land loans up to 80% LTV, buying land with a HELOC, ag/ranch options, and the due…
Agricultural Land Loans in CaliforniaHow California farmland, orchards, and ranches are financed: ag portfolio lenders, Farm Credit, FSA, typical down payments, water/SGMA…
Vineyard Loans in CaliforniaHow to finance a California vineyard: conventional vs. jumbo vs. ag portfolio loans, farm income, down payments, and region notes from…
Hobby Farm Loans in CaliforniaFinancing a California hobby farm or horse property: when conventional or USDA works, specialty hobby-farm lenders, down payments, and…
Construction Loans in California: Types, Requirements, and How to QualifyCalifornia construction loans explained: single-close, two-close, FHA, VA, USDA, jumbo and owner-builder options, lender requirements…
Renovation Loans in California: 203(k), HomeStyle, CHOICERenovation and HELOCsCompare FHA 203(k), HomeStyle, and CHOICERenovation, see when a HELOC or renovation HELOC fits better, and what California fixer-upper…
ADU Financing in CaliforniaHow to pay for an ADU in California: HELOC, home equity loan, cash-out refi, construction or renovation loans, plus 2026 ADU rules and SB 9.
Using ADU Rental Income to Qualify for a Mortgage in CaliforniaHow Fannie Mae, Freddie Mac and FHA count ADU rent in 2026: 30% income cap, one ADU, 75% of rent, permits, and how much more you can borrow.
Manufactured Home Loans in California: FHA, VA, USDA, Conventional and ChattelHow to finance a manufactured home in California: real vs. personal property, HCD 433A conversion, FHA, VA, USDA, MH Advantage, and…
Second Home and Vacation Home Mortgages in CaliforniaHow lenders define a second home vs. an investment property, down payments, Airbnb rules, and what to watch in Tahoe, Sonoma, Marin and…
Reverse mortgages (62+)
Using home equity in retirement.
Reverse Mortgages in California: 2026 Guide for Homeowners 62+How California reverse mortgages work in 2026: $1,249,125 HECM limit, how much you can get, costs, heirs' options, spouse rules…
HECM for Purchase in CaliforniaBuy your next California home at 62+ with no monthly mortgage payment. How HECM for Purchase works, 2026 limit, down payment math, rules…
Jumbo Reverse Mortgages in CaliforniaJumbo (proprietary) reverse mortgages for California homes above the $1,249,125 HECM limit: how they compare to HECMs, eligibility, age…
Reverse Mortgage vs HELOC: Which Is Better for California Seniors?Reverse mortgage or HELOC after 62? Compare payments, qualifying, costs, frozen lines, line-of-credit growth, taxes and heirs, with a…
HECM for Purchase in CaliforniaBuy your next California home at 62+ with no monthly mortgage payment. How HECM for Purchase works, 2026 limit, down payment math, rules…
Jumbo Reverse Mortgages in CaliforniaJumbo (proprietary) reverse mortgages for California homes above the $1,249,125 HECM limit: how they compare to HECMs, eligibility, age…
Reverse Mortgage vs HELOC: Which Is Better for California Seniors?Reverse mortgage or HELOC after 62? Compare payments, qualifying, costs, frozen lines, line-of-credit growth, taxes and heirs, with a…
Taxes & insurance
California property taxes and homeowners insurance in fire zones.
California Proposition 13 Explained: What Homebuyers Need to Know About Property TaxesHow California's Prop 13 sets your property tax when you buy, the 2% cap, supplemental tax bills (and the second one), lender…
What Is Mello-Roos? California Homebuyer’s Complete Guide to CFD TaxesMello-Roos explained for California buyers: how CFD special taxes work, how lenders count them, where they're common, disclosure rules…
California Proposition 19 Explained: 55+ Tax Base Transfers and Inheritance RulesCalifornia Prop 19 with examples: moving at 55+ with your Prop 13 base, the 100/105/110% test, parent-child rules, the ,044,586 limit…
California Propositions 60 and 90: The Senior Tax Transfers Replaced by Prop 19What California's Prop 60 and Prop 90 senior property tax transfers were, when they still apply (before April 1, 2021), and how Prop 19…
California FAIR Plan Home Insurance: Coverage, Limits, and What Your Lender Actually RequiresWhat the California FAIR Plan covers, its M dwelling limit, the replacement cost option, condo master-policy risks, and what your…
FAIR Plan Wrap Policies: Getting a Mortgage in a California Fire ZoneWhat a FAIR Plan wrap (DIC) policy covers, what conforming and jumbo lenders really require in fire zones, and how to keep insurance…
What Is Mello-Roos? California Homebuyer’s Complete Guide to CFD TaxesMello-Roos explained for California buyers: how CFD special taxes work, how lenders count them, where they're common, disclosure rules…
California Proposition 19 Explained: 55+ Tax Base Transfers and Inheritance RulesCalifornia Prop 19 with examples: moving at 55+ with your Prop 13 base, the 100/105/110% test, parent-child rules, the ,044,586 limit…
California Propositions 60 and 90: The Senior Tax Transfers Replaced by Prop 19What California's Prop 60 and Prop 90 senior property tax transfers were, when they still apply (before April 1, 2021), and how Prop 19…
California FAIR Plan Home Insurance: Coverage, Limits, and What Your Lender Actually RequiresWhat the California FAIR Plan covers, its M dwelling limit, the replacement cost option, condo master-policy risks, and what your…
FAIR Plan Wrap Policies: Getting a Mortgage in a California Fire ZoneWhat a FAIR Plan wrap (DIC) policy covers, what conforming and jumbo lenders really require in fire zones, and how to keep insurance…
En español
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Tell me what you’re trying to buy or refinance and what the bank said. I’ll tell you straight whether there’s a path, usually the same day. Call (800) 239-1103, text (310) 849-9124, or start an application.
Michael DiVita DRE #01372066 | NMLS #241655. DiVita Home Finance, Inc. DRE #01818285 | NMLS #323700. 90 St Thomas Way, Tiburon, CA 94920.
