Kiyoshi Inui — President & Loan Originator · Los Angeles County · Loan Programs · 2026
Loan Programs in Los Angeles County
Los Angeles County is one of the highest-cost housing markets in California. The right loan program depends on your purchase price, down payment, income documentation, and property type. Our team reviews every option — conventional, FHA, VA, jumbo, and refinance — before recommending a path.
Direct Answer: Los Angeles County loan programs include conventional (conforming and high-balance), FHA, VA, jumbo, cash-out refinance, and rate-and-term refinance. Los Angeles County is a designated high-cost area, which means conforming loan limits are higher than the national baseline. For properties above the high-balance conforming limit, jumbo financing is required. Self-employed borrowers, investors, and those with non-traditional income may qualify through Non-QM programs. Our team reviews the full program landscape for your specific Los Angeles County purchase or refinance before any application is submitted.
Loan Programs — Los Angeles County
Conventional Loans
Conforming and high-balance conventional loans for Los Angeles County purchases and refinances. Standard and high-balance limits apply.
Conventional Loans →FHA Loans
FHA purchase and refinance loans for Los Angeles County. Lower down payment requirements and flexible credit guidelines.
FHA Loans →VA Loans
VA purchase and refinance loans for Los Angeles County veterans and active-duty service members. No down payment required for eligible borrowers.
VA Loans →Jumbo Loans
Jumbo financing for Los Angeles County properties above the high-balance conforming limit. Multiple documentation types available.
Jumbo Loans →Cash-Out Refinance
Access equity from your Los Angeles County home through a cash-out refinance. Conventional, FHA, VA, and jumbo options available.
Cash-Out Refinance →Rate-and-Term Refinance
Refinance your Los Angeles County mortgage to a lower rate, different term, or both — without taking cash out.
Rate-and-Term Refinance →Los Angeles County Mortgage Market Context
Los Angeles County is one of the largest and most diverse housing markets in the United States. Home prices range from entry-level condominiums in the San Fernando Valley and South Bay to multi-million dollar properties in Beverly Hills, Bel Air, Malibu, and the Westside. This price range means that the loan program selection — and the conforming limit structure — matters significantly for most borrowers.
The county is a federally designated high-cost area, which means the FHFA conforming loan limits for Los Angeles County are higher than the national baseline. This allows more borrowers to access conventional financing — with its typically lower rates and more flexible terms — rather than being pushed into jumbo financing. Our team reviews the current conforming limits for Los Angeles County and how they apply to your specific purchase or refinance scenario before any program recommendation is made.
For self-employed borrowers, investors, and those with non-traditional income documentation, Non-QM programs provide an alternative path. Los Angeles County has a large concentration of self-employed individuals — in entertainment, real estate, construction, technology, and professional services — for whom standard income documentation through personal tax returns may not reflect actual cash flow. Our Non-QM silo covers bank statement, DSCR, asset qualifier, 1099, and other alternative documentation programs.
Conforming Loan Limits — Los Angeles County
The conforming loan limit structure in Los Angeles County means that conventional financing — including high-balance conventional — is available for a wider range of properties than in lower-cost markets. For properties above the high-balance limit, jumbo financing is required, which typically involves different underwriting standards and documentation requirements. Our team reviews the current limits and how they apply to your specific Los Angeles County transaction.
Refinance Options — Los Angeles County
Cash-Out Refinance
Replace the existing first mortgage with a new loan at a higher balance to access equity. Conventional, FHA, VA, and jumbo options available for Los Angeles County homeowners.
Cash-Out Refinance →Rate-and-Term Refinance
Lower the rate, change the term, or both — without accessing equity. Appropriate when the goal is payment reduction or term optimization rather than cash access.
Rate-and-Term →Second Mortgage Alternatives
HELOC, fixed-rate second mortgage, and HEI options that access equity without replacing the existing first mortgage rate. Relevant for homeowners with a below-market first mortgage.
Second Mortgages →Non-QM Loan Programs — Los Angeles County
For Los Angeles County borrowers who cannot qualify through standard income documentation — self-employed individuals, investors, foreign nationals, ITIN holders, and those with complex income structures — Non-QM programs provide an alternative path. These programs use alternative income documentation (bank statements, P&L, asset depletion, DSCR) rather than personal tax returns.
Non-QM programs are not subprime — they are designed for creditworthy borrowers whose income documentation does not fit the conventional or government loan framework. Los Angeles County's large self-employed and investor population makes Non-QM a significant part of the local mortgage market.
View Non-QM Programs →Frequently Asked Questions
What loan programs are available in Los Angeles County?
Loan Programs in Los Angeles County — available programs include conventional (conforming and high-balance), FHA, VA, jumbo, cash-out refinance, rate-and-term refinance, and Non-QM programs (bank statement, DSCR, asset qualifier, 1099, foreign national, ITIN, interest-only). Los Angeles County is a high-cost area, so high-balance conforming limits apply. For properties above the high-balance limit, jumbo financing is required. For self-employed borrowers and investors, Non-QM programs provide alternative documentation paths. Our team reviews the full program landscape for your specific Los Angeles County situation before any recommendation is made.
What is the conforming loan limit for Los Angeles County?
Conforming Loan Limit for Los Angeles County — Los Angeles County is a federally designated high-cost area. The high-balance conforming loan limit for a 1-unit property in Los Angeles County is $1,249,125 for 2026. This limit is set annually by the FHFA and is subject to change. Properties above this limit require jumbo financing. The high-balance conforming limit allows more Los Angeles County borrowers to access conventional financing rather than jumbo programs. Our team confirms the current limits and how they apply to your specific transaction.
What is the difference between a conforming and a jumbo loan in Los Angeles County?
Conforming vs. Jumbo Loans in Los Angeles County — a conforming loan is a mortgage that meets the FHFA loan limits and Fannie Mae/Freddie Mac guidelines, allowing it to be sold on the secondary market. In Los Angeles County, the high-balance conforming limit for a 1-unit property is $1,249,125. A jumbo loan is a mortgage that exceeds the high-balance conforming limit and is not eligible for purchase by Fannie Mae or Freddie Mac. Jumbo loans are held by the originating lender or sold to private investors, which typically results in different underwriting standards, documentation requirements, and rate structures. Our team reviews both options for your specific Los Angeles County purchase or refinance.
Can I use an FHA loan to buy a home in Los Angeles County?
FHA Loans in Los Angeles County — yes, FHA loans are available for Los Angeles County purchases and refinances. FHA loans have lower down payment requirements (as low as 3.5% for borrowers with qualifying credit) and more flexible credit guidelines than conventional loans. Los Angeles County is a high-cost area, so FHA loan limits are higher than the national baseline. FHA loans require mortgage insurance premium (MIP) for the life of the loan in most cases. Our team reviews FHA eligibility and compares it to conventional options for your specific Los Angeles County situation.
What Non-QM loan programs are available for self-employed borrowers in Los Angeles County?
Non-QM Programs for Self-Employed Borrowers in Los Angeles County — available Non-QM programs for self-employed Los Angeles County borrowers include bank statement loans (12 or 24 months of business or personal bank statements), profit and loss statement loans (CPA-prepared P&L), 1099 income loans, and asset qualifier loans (assets used to calculate qualifying income). These programs are designed for creditworthy borrowers whose tax returns show lower income due to business deductions but whose actual cash flow supports the loan. Our team reviews which Non-QM program produces the most favorable qualification for your specific Los Angeles County situation.
Review Loan Program Options for Your Los Angeles County Transaction
Our team reviews your purchase price, income documentation, down payment, and goals — then presents every applicable loan program with honest trade-offs before any application is submitted.
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