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Reviewed by David Ghazaryan, Mortgage Broker, NMLS 1486726 · iQRATE Mortgages · Last updated: October 13, 2026
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A Temecula mortgage broker compares many lenders for the VA, FHA, conventional and new-construction loans common in Southwest Riverside County. iQRATE Mortgages (NMLS 1862492) is licensed in California and shops more than 100 lenders on complex files. Riverside County's 2026 limits are $832,750 conforming and $690,000 FHA. Most homes in Temecula, Murrieta and Menifee built since the 1980s carry Mello-Roos or other Community Facilities District (CFD) special taxes on top of the base 1% property tax, and lenders count them in your debt-to-income ratio.
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5.0 stars from 87 reviews on Experience.com (October 2026) · Read David's reviews on Experience.com
Temecula, Murrieta and Menifee are one housing market along the I-15 and I-215 corridors. Buyers come for newer homes, schools and wine country, and many are military families from Camp Pendleton or March Air Reserve Base, or commuters to San Diego and Orange County. The two issues that change the numbers most here are special taxes and builder financing.
Part of our California mortgage broker coverage. We're licensed in California under company NMLS 1862492 and work Temecula files from our Las Vegas office, closing with local escrow and title.
Areas and ZIPs we lend in: Old Town and Redhawk (92592), Harveston and Paloma del Sol (92592), Wolf Creek (92592), Meadowview and Temecula Wine Country (92591, 92592), Murrieta's Greer Ranch and Bear Creek (92562, 92563), French Valley (92596), and Menifee's Audie Murphy Ranch and Heritage Lake (92584, 92585, 92586).
Many buyers here commute to Orange County, San Diego County or the Inland Empire, so we include the I-15 and I-215 commute in the plan when two incomes depend on it.
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 Temecula, the first year of homeowners insurance and property-tax escrow, including Mello-Roos or CFD special taxes on newer homes, 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.
Riverside County: conforming $832,750 and FHA $690,000 for a one-unit home (FHFA and HUD). Two-unit FHA is $883,300.
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.
Lenders add the monthly equivalent of your Mello-Roos and other CFD special taxes to your housing payment, which raises your debt-to-income ratio and can lower how much you qualify for.
Ask for the parcel's Riverside County property tax bill and the CFD disclosure in escrow.
$690,000 for a one-unit home in Riverside County. The conforming limit is $832,750.
Compare both. Builder incentives can be strong, but sometimes the incentive is available with any lender, or an outside loan costs less overall.
Yes, eligible veterans and service members with full entitlement need no down payment and face no VA loan limit.
Yes, most CFD bonds are paid off after 30–40 years, after which the special tax ends or drops.
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 Temecula, the first year of homeowners insurance and property-tax escrow, including Mello-Roos or CFD special taxes on newer homes, 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
