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Reviewed by David Ghazaryan, Mortgage Broker, NMLS 1486726 · iQRATE Mortgages · Last updated: October 13, 2026
Quick answer
A Long Beach mortgage broker compares many lenders for your condo, FHA, conventional, jumbo or investor loan. iQRATE Mortgages (NMLS 1862492) is licensed in California and shops more than 100 lenders on complex files. Long Beach uses Los Angeles County's 2026 limits ($1,249,125 conforming and FHA) but, unlike the City of LA, charges no city transfer tax, only the county's $1.10 per $1,000. The median listing price was about $749,748 in 2026. Condos make up a large share of sales, so project approval matters. Full-doc loans close in about 17 days.
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5.0 stars from 87 reviews on Experience.com (October 2026) · Read David's reviews on Experience.com
Long Beach mixes downtown high-rise condos, 1920s Craftsman bungalows in Bixby Knolls and Cal Heights, and waterfront homes in Naples and Belmont Shore. Buyers include port and logistics workers, Boeing-heritage aerospace and health care staff, and first-time buyers priced out of the Westside. Condo project reviews and coastal flood zones are the two issues we deal with most.
Part of our California mortgage broker coverage. We're licensed in California under company NMLS 1862492 and work Long Beach files from our Las Vegas office, closing with local escrow and title.
Neighborhoods and ZIPs we lend in: Belmont Shore, Naples and the Peninsula (90803), Bixby Knolls and Cal Heights (90807), Los Altos (90815), Lakewood Village (90808), Downtown and the East Village (90802), Alamitos Beach (90802, 90814), and North Long Beach (90805).
California basics that apply here: Proposition 13 reassesses a home to its purchase price when it sells; the tax is 1% plus local voter-approved levies, usually about 1.1–1.3% of the price in total, and assessed value then rises at most 2% a year. Expect a supplemental tax bill after you buy. Every county charges a documentary transfer tax of $1.10 per $1,000, and some cities add their own. Down payment help statewide includes CalHFA MyHome (up to 3.5% for FHA or 3% for conventional, deferred) and California Dream For All (a shared-appreciation loan of up to 20%, capped at $150,000, when funded).
Closing costs are what it costs you to get the loan: origination, discount points, appraisal, and escrow and title. Cash to close also includes your prepaids (first-year homeowners insurance, daily interest to month-end, and an escrow deposit for your own future property taxes and insurance) plus your down payment. Prepaids aren't a cost of the loan; they're your own bills paid ahead. In Long Beach, homeowners or condo HO-6 insurance, flood insurance in coastal zones such as Naples and the Peninsula, and property-tax escrow are the main prepaids. Your actual closing costs depend on county, price and loan type, so we don't quote a one-size range: every line is itemized on your Loan Estimate, and our Bare Bones guarantee means we add no fees of our own. Compare states on our closing costs by state page.
Los Angeles County: conforming $1,249,125 and FHA $1,249,125 for a one-unit home. Small multifamily buildings have higher limits, and FHA allows two to four units with 3.5% down if you live in one.
Conventional (as little as 3% down for eligible first-time buyers), FHA (3.5% down, 580+ score), VA (no down payment for eligible veterans with full entitlement), jumbo above the conforming limit, DSCR loans that qualify on rent, bank statement loans for self-employed borrowers, asset-based and 1099 loans, and rate-and-term or cash-out refinances. As a broker we compare wholesale lenders, more than 100 on complex files, instead of one bank's menu.
Terms for each are on its own page; see all iQRATE guarantees.
No. Long Beach charges only LA County's $1.10 per $1,000, unlike the City of Los Angeles, which adds $4.50 per $1,000 plus Measure ULA on high-value sales.
Yes, if the building is FHA-approved or qualifies for a single-unit approval. We check before you make an offer.
In some coastal areas, such as Naples and the Peninsula, yes. It depends on the FEMA flood zone for your address.
The median listing price was about $749,748 in 2026, according to realtor.com.
Yes, with a city registration. Unhosted, non-primary-residence rentals are capped citywide, so they're harder to get.
Yes, with 3.5% down if you live in one unit. Projected rent from the other units can help you qualify.
$1,249,125 for a one-unit home in Los Angeles County, for both conforming and FHA loans.
Closing costs depend on the price, loan type and county, so yours are itemized on your Loan Estimate rather than quoted as a range. Closing costs are what it costs to get the loan (origination, points, appraisal, escrow and title). Cash to close also includes prepaids and your down payment; in Long Beach, homeowners or condo HO-6 insurance, flood insurance in coastal zones such as Naples and the Peninsula, and property-tax escrow are the main prepaids.
Most of our loans close in under 30 days. For eligible full-documentation conventional, FHA and VA purchases, our goal is 17 calendar days from signing initial disclosures.
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. David Ghazaryan, Mortgage Broker, NMLS 1486726. Verify us on NMLS Consumer Access. Equal Housing Opportunity. Programs, rates and terms change and are subject to credit, property and underwriting approval; local facts on this page come from the public sources below and are not legal or tax advice.
More: California mortgage broker · DSCR loans · Bank statement loans · Our guarantees · Closing costs by state
