California Mortgage Broker: 100+ Lenders, Jumbo to Non-QM, Written Guarantees

Reviewed by David Ghazaryan, Mortgage Broker, NMLS 1486726 · iQRATE Mortgages · Last updated: October 13, 2026

Quick answer
A California mortgage broker compares loan programs and pricing from many wholesale lenders instead of offering one bank's products. iQRATE Mortgages (NMLS 1862492) is licensed in California and shops more than 100 lenders on complex deals, from FHA loans to high-balance conforming, jumbo, DSCR and bank statement loans. California prices make loan limits central: in 2026 the conforming limit reaches $1,249,125 in Los Angeles, Orange, Santa Clara, San Francisco and Alameda counties, and $1,104,000 in San Diego County. Most of our loans close in under 30 days, full-doc loans in about 17, and every guarantee we offer is in writing.

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California borrowers often fall between products: too big for a baseline conforming loan, self-employed with heavy write-offs, or investors whose rentals carry the payment but whose tax returns don't show it. That's where a broker earns its keep. I work California files from our Las Vegas office, and we place them with the California-approved lender whose guidelines and price fit.

Loan programs we offer in California

As a broker, we don't have one bank's product list. We compare wholesale lenders on every file, more than 100 on complex deals, and place you with the one whose rules and pricing fit you.

• Conventional loans: Fannie Mae and Freddie Mac loans up to the 2026 conforming limit for your county (see the county list below), with as little as 3% down for eligible first-time buyers.
• FHA loans: 3.5% down with a 580+ credit score under HUD guidelines, up to the county FHA limit.
• VA loans: for eligible veterans and service members, with no down payment required by VA for eligible borrowers with full entitlement.
• Jumbo loans: for loan amounts above the conforming limit.
• DSCR loans: investment-property loans that qualify on the rent instead of your personal income.
• Bank statement loans: for self-employed borrowers who qualify on 12 or 24 months of deposits instead of tax returns.
• Other non-QM options: asset-based (asset depletion), 1099, and foreign national loans, matched to the lender whose guidelines fit your file.
• Refinance and cash-out: rate-and-term and cash-out refinances on primary homes, second homes and rentals.

California closing costs and taxes in 2026

• Your closing costs, itemized: costs vary widely by county, price and loan type, so we don't quote a one-size range. Your Loan Estimate shows every line, and our Bare Bones guarantee means we add no fees of our own.
• County documentary transfer tax: $1.10 per $1,000 of value statewide under the Revenue and Taxation Code. On a $900,000 home that is $990. By custom the seller usually pays it, but the contract decides.
• City transfer taxes: some cities add their own. In the City of Los Angeles, Measure ULA adds 4% on sales above $5.4 million and 5.5% at $10.9 million or more (thresholds effective July 1, 2026), on top of the city's base transfer tax. San Francisco, Oakland and Berkeley also have tiered city taxes.
• Property taxes reset when you buy: under Proposition 13 a home is reassessed to its purchase price on a change of ownership. The tax is 1% of that value plus local voter-approved levies, often about 1.1–1.3% in total, and assessed value then rises at most 2% a year. Long-time owners pay on much older values, so a new buyer's bill can be far higher than the seller's. Expect a supplemental tax bill after you buy. Mello-Roos districts in newer communities add special taxes that lenders count in your payment.
• Escrow and title: California closes through escrow, and title and escrow fees are often split by local custom, which differs between Northern and Southern California.
• Insurance: homeowners insurance availability and cost, especially in wildfire areas, can affect timing; we ask about coverage early.

Closing costs vs. prepaids: closing costs are not the same as cash to close

Closing costs are not the same as cash to close. Closing costs are what it costs you to get the loan: origination, discount points, appraisal, and escrow and title. Cash to close is your closing costs plus your prepaids, plus your down payment.

• Closing costs are non-refundable fees paid to the companies that make the loan and the transfer happen: lender origination, discount points, appraisal, credit report, title insurance, escrow or settlement, recording fees, and any transfer tax the buyer pays. They're in Sections A–E of your Loan Estimate.
• Prepaids are your own future housing bills, collected up front: the first year of homeowners insurance (and flood insurance, if required), daily interest from closing to the end of the month, and an initial escrow deposit of several months of property taxes and insurance. They're in Sections F and G. They aren't fees. This is money that pays your own bills.

Prepaids are the main reason cash to close varies so much between states. A state with high property taxes or expensive insurance can require thousands more at closing even when the fees are similar. The comparison below shows how.

Nevada vs. California vs. Texas vs. Florida: who pays what at closing

Transfer or deed tax

• Nevada: $2.55 per $500 in Clark County ($5.10 per $1,000, 0.51%) and $2.05 per $500 in Washoe. By custom the seller pays it, and the contract decides.
• California: a county documentary transfer tax of $1.10 per $1,000, plus city taxes in some cities, such as LA's Measure ULA (4% above $5.4 million, 5.5% at $10.9 million or more). By custom the seller usually pays.
• Texas: none.
• Florida: deed doc stamps of $0.70 per $100 (0.70%; $0.60 in Miami-Dade). By custom the seller pays.

State taxes on the buyer's new mortgage

• Nevada, California and Texas: none.
• Florida: doc stamps on the note at $0.35 per $100 (0.35% of the loan) plus intangible tax at 0.2% of the loan, both paid by the buyer. On a $400,000 loan that's $2,200.

Property tax after you buy

• Nevada: the tax bill on a primary residence can rise at most 3% a year (up to 8% on other property). The value isn't reset to your price when you buy, but you must file the county's primary-residence claim to get the 3% cap. Clark County's median bill is about 0.5% of home value.
• California: Prop 13 reassesses the home to its purchase price when it sells: 1% plus local voter-approved levies, often about 1.1–1.3% in total, then at most 2% a year in value increases. A supplemental tax bill usually follows the purchase.
• Texas: combined local rates often run about 1.5–2.2% of value. On a $500,000 home that's roughly $7,500–$10,000 a year (about $625–$835 a month) before exemptions. For owner-occupants, the homestead exemption and a 10% cap on yearly appraisal increases apply after the first year.
• Florida: the homestead exemption and Save Our Homes (assessed value rises at most 3% a year) apply to owner-occupants, but the assessment resets to market value when the home sells.

The buyer's biggest prepaids

• Nevada: small, because tax rates are low. Taxes are paid in advance, so you reimburse the seller for the part of the period after closing.
• California: the first year of homeowners insurance, plus an escrow deposit based on taxes at the new assessed value.
• Texas: property-tax escrow. Taxes are billed in October and paid in arrears, so lenders often collect several months into escrow, commonly 2–6 months depending on the closing month. The seller credits you its prorated share of the year's taxes, which offsets part of it.
• Florida: the first year of homeowners insurance, plus flood insurance where required, plus escrow months. Often the largest prepaids of the four states.

Bottom line for a buyer

• Nevada: usually the lowest cash to close of the four. The seller customarily pays the transfer tax, there's no tax on the mortgage, and property taxes are low. Our Nevada clients' closing costs typically run about $6,000–$8,000 on full-doc loans and about $15,000 on some non-QM loans.
• California: moderate fees, but high prices, and the property tax resets to your purchase price.
• Texas: no transfer tax, but high property taxes push escrow, and cash to close, well above Nevada.
• Florida: usually the most expensive of the four for buyers, because of the buyer-paid mortgage taxes (0.55% of the loan) plus insurance prepaids.

The transfer-tax and mortgage-tax rates are set by statute. Property-tax ranges are typical effective rates, not quotes. Your Loan Estimate shows your actual numbers.

2026 loan limits in major California counties (one-unit homes)

• Los Angeles County: conforming $1,249,125; FHA $1,249,125.
• Orange County: conforming $1,249,125; FHA $1,249,125.
• San Diego County: conforming $1,104,000; FHA $1,104,000.
• Santa Clara, San Francisco and Alameda counties: conforming $1,249,125.
• Riverside and San Bernardino counties (Inland Empire): conforming $832,750; FHA $690,000.
• Sacramento County: conforming $832,750; FHA $764,750.
• Fresno County: conforming $832,750.

Loans above the baseline $832,750 but within your county's limit are "high-balance" conforming loans. Above that, you need a jumbo loan.

California down payment assistance

• CalHFA MyHome Assistance: a deferred-payment junior loan of up to 3.5% of the price for FHA loans or 3% for conventional, for first-time buyers within CalHFA income limits.
• California Dream For All: a shared-appreciation loan of up to 20% of the price (capped at $150,000) for first-generation buyers, awarded by drawing when funded.
• Local programs: many cities and counties, including Los Angeles, San Diego and Sacramento, run their own assistance.

These programs require approved lenders and have income limits by county. We check eligibility before pricing your loan.

The iQRATE guarantees (in writing, in every state we serve)

Every guarantee has terms on its own page; see all of them here.

• Rate Match Guarantee: lock with us, then within 3 calendar days show us a competitor's locked Loan Estimate and rate lock agreement for identical terms. We match it, or pay you $1,000 after you close with them.
• Bare Bones Closing Cost Guarantee: no processing, admin, doc-prep, lock or broker fees of our own. Lender and third-party fees pass through at cost and are itemized on your Loan Estimate and Closing Disclosure.
• 17-Day Closing Commitment: our goal for eligible conventional, FHA and VA purchase loans is closing within 17 calendar days of signing initial disclosures.
• All Costs Covered Guarantee: after preliminary underwriting approval on a purchase, if the loan fails to close solely because of our processing or underwriting error, we reimburse up to $1,000 of out-of-pocket costs and a forfeited earnest money deposit up to $5,000.
• $5,000 Seller Guarantee: if a seller accepts your offer based on our fully verified pre-approval and the loan fails solely because of our error, we pay the seller $5,000. That makes your offer stronger.
• 12-Month Rate Drop Guarantee: if rates fall enough within 12 months of closing to lower your rate at least 0.50%, typical lender fees on the refinance are covered through premium pricing, subject to lender availability.
• Lifetime Automated Rate Monitoring: free for closed clients; we email you when the market drops about 0.50% or more below your rate.
• Moving Assistance Mortgage Offer: finance with us and buy through a participating partner agent, and you get help with professional moving costs, tiered by loan amount.

Most of our loans close in under 30 days, and full-documentation loans close in about 17.

Broker vs. bank vs. online lender in California

• Bank or credit union: one lender's products and pricing. If your file doesn't fit their box, the answer is no.
• Online lender: fast for simple files, but also one lender's guidelines, and often a call center.
• Mortgage broker: one application, many lenders. If one lender says no or prices high, we move the file to another without starting over. Brokers access wholesale pricing, and the compensation is disclosed on your Loan Estimate.

How it works with iQRATE, step by step

1. Call or apply online. A 15-minute call at (702) 766-3744 or our online application.
2. We price your file across our lenders. You see real options side by side, with every fee itemized.
3. Fully verified pre-approval. Underwriting reviews income, credit and assets before you make an offer, which is what backs the $5,000 Seller Guarantee.
4. Lock and disclose. You lock when you're ready, and the Rate Match window opens.
5. Close. Full-doc purchase loans target 17 days from initial disclosures; most of our loans close in under 30 days.

Where we lend in California

Los Angeles, Long Beach, Pasadena, Santa Monica and the San Fernando Valley; Orange County (Irvine, Anaheim, Newport Beach); San Diego, Chula Vista and Carlsbad; the Inland Empire (Riverside, San Bernardino, Ontario, Temecula); Sacramento and Roseville; the Bay Area (San Jose, San Francisco, Oakland); and the Central Valley (Fresno, Bakersfield).

California mortgage FAQs

What does a mortgage broker do in California?

A California mortgage broker compares programs and pricing from many wholesale lenders and places your loan with the best fit. iQRATE Mortgages is licensed in California under company NMLS 1862492 and shops more than 100 lenders on complex deals.

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

$1,249,125 for a one-unit home, the national high-cost ceiling. The FHA limit in Los Angeles County is also $1,249,125.

What is the 2026 conforming loan limit in San Diego County?

$1,104,000 for a one-unit home. The FHA limit is also $1,104,000.

What is a high-balance conforming loan?

It is a Fannie Mae or Freddie Mac loan above the $832,750 baseline but within your county's higher limit, up to $1,249,125 in the most expensive counties. It usually prices better than a jumbo loan.

How much is the transfer tax in California?

Counties charge a documentary transfer tax of $1.10 per $1,000 of value. Some cities add more; the City of Los Angeles adds Measure ULA's 4% on sales above $5.4 million and 5.5% at $10.9 million or more.

Who pays closing costs in California?

It depends on the contract and local custom, which differs between Northern and Southern California. Your Loan Estimate itemizes every lender and third-party fee, and we add no processing, admin or lock fees of our own.

How fast can you close a California mortgage?

Most of our loans close in under 30 days. Our goal for eligible full-documentation conventional, FHA and VA purchase loans is 17 calendar days from initial disclosures.

Can self-employed Californians qualify without tax returns?

Yes. Bank statement loans calculate income from 12 or 24 months of deposits, and 1099 and asset-based loans are also available.

Can I buy a California rental with a DSCR loan?

Yes. A DSCR loan qualifies on the rent compared with the payment instead of your personal income, and it can close in an LLC.

What down payment assistance is available in California?

CalHFA's MyHome Assistance offers up to 3.5% for FHA or 3% for conventional loans to eligible first-time buyers, and California Dream For All offers up to 20% (max $150,000) to first-generation buyers when funded.

Can a Las Vegas broker do a California loan?

Yes, if the broker and loan officer are licensed in California. iQRATE Mortgages is licensed in California, and you can verify that on NMLS Consumer Access under NMLS 1862492.

What is a jumbo loan in California?

Any loan above your county's conforming limit, which is $1,249,125 or less depending on the county in 2026. Jumbo loans usually need more reserves and a larger down payment.

Sources

• FHFA, Conforming Loan Limit Values for 2026 (county file)
• HUD Mortgagee Letter 2025-23, 2026 FHA forward loan limits
• HUD FHA Mortgage Limits lookup
• California Revenue and Taxation Code §11911 (documentary transfer tax)
• Los Angeles Office of Finance, Measure ULA FAQ
• CalHFA MyHome Assistance Program
• California Dream For All
• California Board of Equalization, Proposition 13 property tax
• Nevada Department of Taxation, Real Property Transfer Tax FAQs
• NRS 361.4723, partial abatement (3% cap)
• Clark County, property tax abatement
• California Board of Equalization, change in ownership (Prop 13)
• Texas Comptroller, property tax basics and homestead exemptions
• Florida Department of Revenue, Documentary Stamp Tax
• Florida Statutes §199.133, nonrecurring intangible tax
• CFPB, Loan Estimate explainer
• 12 CFR 1024.17, escrow cushion limit

Get started

Get My Custom Rate Now · or call (702) 766-3744

iQRATE Mortgages · NMLS 1862492 · 6360 S Rainbow Blvd Ste 101, Las Vegas, NV 89118 · Licensed in Nevada, California, Texas and Florida. Verify us on NMLS Consumer Access. David Ghazaryan, Mortgage Broker, NMLS 1486726. Equal Housing Opportunity. Loan programs, rates and terms change and are subject to credit, property and lender approval. This page is general information, not a commitment to lend.

Related: Nevada · California · Texas · Florida · DSCR loans · Bank statement loans · Our guarantees

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