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Reviewed by David Ghazaryan, Mortgage Broker, NMLS 1486726 · iQRATE Mortgages · Last updated: October 13, 2026
Quick answer
A Sacramento mortgage broker compares many lenders for your FHA, conventional, CalHFA-assisted or investor loan. iQRATE Mortgages (NMLS 1862492) is licensed in California and shops more than 100 lenders on complex files. Sacramento County's 2026 limits are $832,750 conforming and $764,750 FHA, high enough for FHA to cover most homes at the county's $549,000 median (August 2026). The City of Sacramento adds a transfer tax of $2.75 per $1,000, which buyer and seller often split. 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
Sacramento is where many Bay Area buyers come for more house, and where state employees, health-system staff and first-time buyers make up a large share of the market. State pensions and public pay are easy for lenders. The local details that trip people up are flood zones behind the Natomas levees, Mello-Roos in newer suburbs and stacking CalHFA assistance correctly.
Part of our California mortgage broker coverage. We're licensed in California under company NMLS 1862492 and work Sacramento files from our Las Vegas office, closing with local escrow and title.
Neighborhoods and ZIPs we lend in: Land Park and Curtis Park (95818), East Sacramento (95819), Midtown (95811, 95816), Natomas (95833, 95834, 95835), the Pocket and Greenhaven (95831), Oak Park (95817), Arden-Arcade (95825, 95864), and South Sacramento (95823, 95828).
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 Sacramento, the first year of homeowners insurance, flood insurance where a lender requires it (parts of Natomas), 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.
Sacramento County: conforming $832,750 and FHA $764,750 for a one-unit home. At the county median, an FHA buyer with 3.5% down borrows about $530,000, well inside the limit.
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 Sacramento County. The conforming limit is $832,750.
The city's $2.75 per $1,000 is often split between buyer and seller, while the county's $1.10 is usually paid by the seller. The contract decides.
It depends on the FEMA flood zone for your parcel. Natomas is protected by levees, but some properties still require flood insurance, so we check the map for your address.
Yes, if they meet CalHFA's income and first-time buyer rules. CalHFA MyHome can add up to 3.5% for FHA loans.
Sacramento County's median was $549,000 in August 2026, according to the California Association of Realtors.
Yes. Lenders count remote or commuting income as long as it's stable and documented.
A special tax from a community facilities district in newer areas such as North Natomas. It adds to your payment, and lenders count it.
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 Sacramento, the first year of homeowners insurance, flood insurance where a lender requires it (parts of Natomas), 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
