Los Angeles Mortgage | DiVita Home Finance

Los Angeles is one of the largest and most dynamic real estate markets in the United States — a sprawling metropolis of 88 cities, dozens of distinct neighborhoods, and home prices that range from $500K starter condos in the San Fernando Valley to $30M+ estates in Bel Air and Holmby Hills. Financing a home in LA requires a lender who understands the diversity of this market: from FHA purchases in Long Beach to jumbo financing in Beverly Hills, from multi-unit investment properties in Koreatown to vacation-adjacent beach houses in Malibu.

DiVita Home Finance is a California-licensed mortgage broker serving buyers, homeowners, and investors throughout Los Angeles County and Southern California. As a broker, we shop your loan across dozens of lenders to find the best rate and terms for your specific property, income type, and financial situation — no bank loyalty, no overlays, just competitive financing.

2026 Conforming Loan Limits — Los Angeles County

Los Angeles County is designated a high-cost area by the FHFA. The 2026 conforming loan limit for a single-family home in LA County is $1,089,300. Loans at or below this threshold qualify for conventional financing with mainstream rates and terms. For purchases above $1,089,300, you will need a jumbo loan — common in neighborhoods like Beverly Hills, Santa Monica, Malibu, Manhattan Beach, and Brentwood where median prices routinely exceed $2 million.

Los Angeles Real Estate Market Overview

The LA real estate market is defined by its diversity. The Westside — Beverly Hills, Bel Air, Pacific Palisades, Brentwood, and Santa Monica — represents the luxury tier, with median prices well above $2 million. The South Bay — Manhattan Beach, Hermosa Beach, Redondo Beach, and El Segundo — blends beach lifestyle with strong school districts and robust demand. The San Fernando Valley offers more accessible prices and newer construction. East LA, Silver Lake, Echo Park, and Highland Park have undergone significant appreciation as buyers seek relative affordability closer to downtown. Long Beach anchors the southern end of the county with a broad range of price points and strong rental demand.

Mortgage Programs for Los Angeles

Conventional / Conforming Loans

For purchases at or below $1,089,300, conventional financing offers the most competitive rates available. With 20% down, there is no mortgage insurance. First-time buyers can access conventional loans with as little as 3% down (with PMI), and programs like Freddie Mac HomeOne and Fannie Mae HomeReady offer reduced MI rates for qualifying income levels. Conventional financing covers single-family homes, condos, townhomes, and 2-4 unit investment properties.

Jumbo Loans

Jumbo financing is a cornerstone of the LA mortgage market. Standard jumbo loans cover loan amounts from $1,089,301 to roughly $3 million, with super-jumbo programs available for $3M+. Typical requirements include 10-20% down, a 720+ credit score, and 6-12 months of reserves. For ultra-luxury properties in Beverly Hills, Holmby Hills, and the Hollywood Hills, private banking relationships and portfolio lending programs are common.

FHA Loans

FHA loans are available throughout LA County with a loan limit of $1,089,300 — identical to the conforming limit in this high-cost area. FHA requires just 3.5% down and accepts credit scores as low as 580. FHA is particularly valuable in neighborhoods where buyers are competing against cash or conventional offers but have limited down payment savings. Note that FHA does not finance non-warrantable condos, some manufactured homes, or properties with deferred maintenance issues.

VA Loans

Los Angeles has one of the largest veteran populations in the country, and VA loans are a tremendous advantage in this market. Eligible veterans purchase with zero down payment, no PMI, and competitive rates — even for higher-priced properties. The VA has no loan limit for veterans with full entitlement, enabling $0 down financing on homes well above the conforming limit. VA loans are accepted by all conventional sellers in LA, including in competitive markets like the South Bay.

Bank Statement Loans

Los Angeles is home to an enormous self-employed population — entertainment industry professionals, entrepreneurs, tech founders, real estate investors, and business owners who often show modest taxable income despite high earnings. Bank statement programs qualify borrowers on 12 or 24 months of business or personal deposits, bypassing the tax return documentation that can otherwise limit purchasing power.

DSCR / Investment Property Loans

Los Angeles has one of the most robust rental markets in the country. DSCR (Debt Service Coverage Ratio) loans allow real estate investors to qualify based on rental income alone — no personal income documentation or tax returns required. This is ideal for investors purchasing multi-unit properties in Long Beach, apartment buildings in Koreatown, or STR-eligible properties in coastal neighborhoods. DSCR financing is available for 1-4 unit properties and small multifamily.

Condo and High-Rise Financing

LA’s urban core — Century City, Downtown LA, Wilshire Corridor, and the Westside — is full of high-rise condominiums. Condo financing requires the building to meet warrantability requirements (investor concentration limits, HOA reserves, commercial space ratios). Non-warrantable condos can still be financed through portfolio programs, but at slightly higher rates. We advise on warrantability early in the process so there are no surprises at underwriting.

Los Angeles Neighborhoods We Serve

Neighborhood / City	Typical Price Range	Primary Loan Type
Beverly Hills	$2M – $15M+	Jumbo / Super Jumbo
Santa Monica	$1.5M – $5M+	Jumbo
Manhattan Beach	$2M – $6M+	Jumbo
Malibu	$2.5M – $20M+	Jumbo / Super Jumbo
Pasadena	$900K – $2.5M	Conforming / Jumbo
West Hollywood	$900K – $3M	Conforming / Jumbo / Condo
Sherman Oaks	$700K – $1.5M	Conforming / Jumbo
Long Beach	$550K – $1.2M	FHA / Conforming / VA

Why Choose DiVita Home Finance for Your LA Mortgage?

• Broker access to 40+ lenders — We are not tied to any one bank, so we find the best available rate for your situation
• Jumbo and super-jumbo expertise — Relationships with portfolio lenders who specialize in the LA luxury market
• Self-employed solutions — Bank statement, P&L, and asset depletion programs for borrowers with complex income
• Fast closings — In competitive LA markets, speed matters; we are equipped to close in 21 days or fewer
• Local market knowledge — Deep familiarity with LA’s diverse neighborhoods, condo warrantability, and unique property types

Frequently Asked Questions — Los Angeles Mortgage

What is the conforming loan limit in Los Angeles County for 2026?

The 2026 conforming loan limit for Los Angeles County is $1,089,300 for a single-family home. This is a high-cost area limit set by the FHFA. Purchases above this amount require jumbo financing.

What credit score do I need to buy in Los Angeles?

FHA loans accept 580+. Conventional loans typically require 620–640 minimum, with the best rates at 740+. Jumbo loans generally require 720–740+ depending on loan size and lender.

Can I buy a condo in Downtown LA or Koreatown with an FHA or conventional loan?

It depends on the specific building. Condos must meet warrantability requirements for FHA or conventional financing. We check warrantability status early and can recommend portfolio alternatives if the building does not qualify.

Do you finance multi-unit investment properties in Los Angeles?

Yes. We finance 2-4 unit investment properties with conventional, FHA (owner-occupied), VA (owner-occupied), and DSCR programs. For larger multifamily, we can connect you with commercial lending options.

I’m self-employed in the entertainment industry. Can I qualify?

Absolutely. We specialize in bank statement programs designed for self-employed borrowers in entertainment, tech, real estate, and other industries where income is variable or heavily deducted. 12 or 24 months of deposits used in lieu of tax returns.

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Frequently Asked Questions — Los Angeles Mortgage

What is the conforming loan limit in Los Angeles in 2026?

Los Angeles County’s 2026 conforming loan limit is $1,209,750 for a single-family home — the highest tier in California. This applies throughout LA County, including the San Fernando Valley, South Bay, San Gabriel Valley, and Westside. Buyers below this threshold can use conventional Fannie Mae/Freddie Mac financing. The vast majority of LA County neighborhoods have median prices within this limit.

What are the most popular mortgage types in Los Angeles?

Conventional conforming loans are the most widely used for homes below $1,209,750. Jumbo loans serve Westside, Malibu, Pacific Palisades, and Bel Air buyers where prices regularly exceed $2M–$5M+. VA loans are popular in areas near military installations like the National Guard facilities and Reservists throughout the county. FHA loans remain common in the San Fernando Valley, South LA, and East LA where prices and credit profiles vary widely.

Can I buy a home in LA with a 3.5% down payment?

Yes — FHA loans allow 3.5% down with a 580+ credit score on homes priced up to the FHA limit ($1,209,750 in LA County). On a $700,000 home, that’s $24,500 down. CalHFA down payment assistance programs can help cover even this amount for qualifying first-time buyers. Conventional 3% down programs are also available for well-qualified borrowers with 620+ credit.

How does self-employment affect getting a mortgage in Los Angeles?

LA has one of the country’s largest concentrations of self-employed workers — entertainment industry professionals, production company owners, real estate investors, entrepreneurs, and gig economy workers. Self-employed LA buyers can use 2 years of tax returns (traditional) or 12–24 months of bank statements (bank statement loan) to qualify. DiVita Home Finance has extensive experience qualifying LA’s diverse income types.

What’s the difference between a mortgage broker and a bank for LA home loans?

A mortgage bank (Wells Fargo, Chase, BofA) offers only their own products at their posted retail rates. A mortgage broker like DiVita Home Finance shops wholesale rates from 20+ lenders simultaneously — the same lenders the banks use plus many more — and presents you with the best rate and program for your profile. In LA’s competitive high-price market, that rate difference can add up to tens of thousands of dollars over the loan term.

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