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Reviewed by David Ghazaryan, Mortgage Broker, NMLS 1486726 · iQRATE Mortgages · Last updated: October 13, 2026
Quick answer
A Roseville mortgage broker compares many lenders for the conventional, FHA, VA and jumbo loans used in south Placer County. iQRATE Mortgages (NMLS 1862492) is licensed in California and shops more than 100 lenders on complex files. Placer County's 2026 limits are $832,750 conforming and $764,750 FHA for a one-unit home, higher than many inland counties. Many newer Roseville neighborhoods carry Mello-Roos (CFD) special taxes on top of the roughly 1.1–1.3% base property tax.
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5.0 stars from 87 reviews on Experience.com (October 2026) · Read David's reviews on Experience.com
Roseville draws Bay Area families trading up to more space, Sacramento-area professionals, and employees of Kaiser Permanente, Sutter, Hewlett Packard Enterprise and the Union Pacific rail yard. Many buyers are selling a Bay Area home at the same time, so timing, bridge financing and contingencies matter as much as the rate.
Part of our California mortgage broker coverage. We're licensed in California under company NMLS 1862492 and work Roseville files from our Las Vegas office, closing with local escrow and title.
Areas and ZIPs we lend in: Old Roseville and Cirby (95678), Diamond Oaks and Sierra Gardens (95661, 95678), West Roseville and Westpark (95747), Granite Bay (95746), Rocklin (95765, 95677), Lincoln (95648) and Loomis (95650).
Community facilities district (Mello-Roos) taxes fund schools, roads and parks in newer areas. They appear on the property tax bill, vary by tract, and lenders count them in your debt-to-income ratio. Ask for the CFD amount and HOA dues before you write an offer, and compare builder incentives with an outside quote.
Rocklin and Lincoln offer newer homes, many 55-plus communities in Lincoln such as Sun City Lincoln Hills, and some Mello-Roos. Granite Bay prices often exceed the conforming limit, so jumbo or asset-based loans are common there.
Hospital staff at Kaiser Roseville and Sutter Roseville, technology workers at HPE and other employers, and Union Pacific rail workers have very different pay structures: shift differentials, RSUs and union overtime. Lenders count each differently, and we match the lender to your income type.
Homes in Granite Bay, Loomis and the foothills toward Auburn may face wildfire-related insurance issues. Get a quote before removing contingencies.
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 Roseville, the first year of homeowners insurance and property-tax escrow at your new Prop 13 value are the big prepaids; in foothill areas toward Granite Bay and Loomis, wildfire risk can push buyers to the FAIR Plan plus a wraparound policy. 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.
Placer County: conforming $832,750 and FHA $764,750 for a one-unit home (FHFA and HUD).
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.
$764,750 for a one-unit home in Placer County. The conforming limit is $832,750.
Many newer neighborhoods, especially in West Roseville, have CFD special taxes; older areas often don't.
Yes, with a bridge loan, a HELOC or a lender that can exclude your departing home's payment.
About 1.1–1.3% of the price under Prop 13, plus any Mello-Roos and assessments.
Often, since many Granite Bay prices exceed the $832,750 conforming limit.
Yes, if your employer confirms remote or hybrid work.
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 Roseville, the first year of homeowners insurance and property-tax escrow at your new Prop 13 value are the big prepaids; in foothill areas toward Granite Bay and Loomis, wildfire risk can push buyers to the FAIR Plan plus a wraparound policy.
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
