California is one of the most complex mortgage markets in the country, high home values, county-level DPA programs, Mello-Roos in newer developments, jumbo loan limits that vary by county, and underwriting overlays that change frequently. The right structure can save tens of thousands over the life of the loan.
California has the most active DPA program ecosystem in the U.S., CalHFA, GSFA, county-level programs, Dream For All, and NHF (National Homebuyers Fund). Conforming loan limits vary by county (high-cost counties go well above the standard limit). Property tax rates are governed by Prop 13 plus local assessments.
Sacramento, San Francisco Bay Area, Los Angeles, Orange County, San Diego, Inland Empire, Central Coast, Central Valley, North Coast
Layered DPA strategies for buyers under county income limits, jumbo and high-balance loans in coastal markets, bank statement and DSCR programs for self-employed and investor clients, and renovation loans for older California housing stock that needs work.
Run the tools, see what fits, then talk it through with a real advisor.
Real questions from real buyers, answered specifically for this market. Program availability, eligibility, and pricing are subject to underwriting and program guidelines and can change.
The most active statewide layers are CalHFA MyHome (deferred second for down payment / closing costs), GSFA Platinum (grant, no repayment), and county-specific programs (e.g., MyHome + City of Sacramento, or Contra Costa MCC). Dream For All returns in cycles and is lottery-based when funded. I check which layers are currently funded before recommending a stack, subject to program guidelines and eligibility.
Mello-Roos community facilities district (CFD) assessments are added to your annual property tax bill and count toward your qualifying DTI. In newer California developments (much of Sacramento's newer master-planned neighborhoods, parts of the Inland Empire, and coastal new construction), Mello-Roos can add hundreds per month to your effective payment. We build it into pre-approval, not around it.
FHFA sets a baseline conforming limit each year. In designated high-cost California counties (San Francisco, San Mateo, Santa Clara, Marin, Los Angeles, Orange, San Diego, and others), the high-balance conforming limit is higher, often near $1M or above. Loans above the county high-balance limit are jumbo. I check the current year's limits against your target property.
Often yes, but not always. Bay Area, Los Angeles, Orange County, and coastal San Diego purchases frequently exceed county high-balance limits and require jumbo financing (which has its own reserve, DTI, and credit overlays). Central Coast and inland areas can still close conventionally. Program eligibility subject to underwriting.
Below are the loan programs I work across California, DPA layered strategies for buyers under county income limits, jumbo and high-balance in coastal markets, bank statement and DSCR for self-employed and investor clients, and renovation for older California housing stock. Pick what fits your situation.
Certified Mortgage Advisor and Branch Manager at PRMG Mortgage (NMLS #75243). 28 years in mortgage lending. Specializes in FHA, VA, conventional, DPA, jumbo, Non-QM, renovation, and construction financing for buyers and investors in Sacramento, New Jersey, and nationwide. PRMG is licensed in 49 states, excluding New York. Three-time Gold Award winner for Highly Reviewed Mortgage Team in Sacramento (2023, 2024, 2025). NMLS #225375.
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