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Reviewed by David Ghazaryan, Mortgage Broker, NMLS 1486726 · iQRATE Mortgages · Last updated: October 13, 2026
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A Los Angeles mortgage broker shops your loan across many wholesale lenders instead of one bank. iQRATE Mortgages (NMLS 1862492) is licensed in California and compares more than 100 lenders on complex files, from high-balance conforming to jumbo, bank statement and DSCR loans. In 2026, Los Angeles County's conforming and FHA limits are both $1,249,125. The City of LA adds its own transfer tax on top of the county's, and Measure ULA adds 4–5.5% on sales above $5.4 million. Zillow put the typical LA home value at about $952,830 in September 2026. 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
Los Angeles files are rarely simple. Entertainment and creative workers have 1099 and loan-out-company income, small-business owners write off most of their profit, and many buyers have the down payment from family or equity but income that looks thin on paper. Others are adding or buying a home with an ADU. A broker can place each of those with the lender whose guidelines fit, instead of forcing the file into one bank's box.
Part of our California mortgage broker coverage. We're licensed in California under company NMLS 1862492 and work Los Angeles files from our Las Vegas office, closing with local escrow and title.
Neighborhoods and ZIPs we lend in: Silver Lake and Echo Park (90026, 90039), Eagle Rock and Highland Park (90041, 90042), Westchester (90045), Mar Vista and Palms (90066, 90034), Sherman Oaks and Studio City (91403, 91604), Woodland Hills (91364, 91367), Northridge and Porter Ranch (91324, 91326), and San Pedro (90731).
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 Los Angeles, the first year of homeowners insurance (harder to place since the January 2025 fires in some areas) and property-tax escrow at your new Prop 13 value are the big 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. Loans between $832,750 and $1,249,125 are high-balance conforming loans; above that you need a jumbo loan.
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.
$1,249,125 for a one-unit home in Los Angeles County, and the FHA limit is the same. Loans above $832,750 up to that limit are high-balance conforming loans.
About $5.60 per $1,000: the county's $1.10 plus the city's $4.50. Measure ULA adds 4% above $5.4 million and 5.5% at $10.9 million or more. By custom the seller pays.
Your home is reassessed to the purchase price, and the total rate is usually about 1.1–1.3% of that value once local voter-approved levies are added. You'll also get a supplemental bill after you buy.
Not in the City of Los Angeles. Home-sharing is allowed only in your primary residence, with registration, and is capped at 120 nights a year unless you get an extended registration.
Yes. Bank statement loans qualify on 12 or 24 months of deposits, and 1099 loans can use your 1099s instead of tax returns.
Sometimes. Some conventional programs count ADU rental income within limits, and DSCR loans can count the rent from all units on an investment property.
In high-fire-risk areas it can be. Some buyers need the California FAIR Plan plus a difference-in-conditions policy, so we confirm coverage early.
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 Los Angeles, the first year of homeowners insurance (harder to place since the January 2025 fires in some areas) and property-tax escrow at your new Prop 13 value are the big 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
