Los Angeles Mortgage Lender

As an independent mortgage broker licensed in California, Bayview Residential Brokerage helps Los Angeles buyers and homeowners shop the whole market instead of a single bank's rate sheet. LA is a huge and varied market, from first condos on the Westside to family homes in the Valley, and the right loan looks different in each. We match every borrower with the lender and program that fits, then handle the loan from pre-approval to closing.

Below is a plain-English guide to buying or refinancing in Los Angeles in 2026: the market, LA County loan limits, the programs available, down payment assistance, and the neighborhoods we serve.

The Los Angeles housing market in 2026

Los Angeles remains one of the country's most competitive markets. As of mid-2026 the average LA home value is around $946,000, roughly flat and down about 0.5% year over year. Limited inventory and steady demand keep well-priced homes moving quickly across most of the county.

At this price point many buyers use high-balance conforming loans, with higher-priced homes on the Westside and in the hills moving into jumbo territory. Being placed with the right lender and locking a competitive rate is where a broker who shops many lenders earns their keep.

Loan programs for Los Angeles buyers

Conventional loans. The default for buyers with solid credit, with as little as 3% down for qualified first-time buyers.

FHA loans. A lower 3.5% down payment and flexible qualifying, popular with first-time and credit-building buyers. The 2026 FHA limit in Los Angeles County is $1,249,125 for a single-family home.

VA loans. Eligible veterans and active-duty service members can buy in Los Angeles with a zero-down VA loan. Zero down payment and no monthly mortgage insurance for those who qualify.

USDA loans. Zero-down financing for eligible rural communities in the region, for buyers within the income limits.

Jumbo loans. Financing above the conforming limit for higher-priced homes. In Los Angeles this is common on the Westside and in hillside neighborhoods.

Reverse mortgages. For homeowners 62 and older who want to convert equity into cash without a monthly mortgage payment.

Down payment assistance for Los Angeles buyers

California buyers have help with the down payment through the California Housing Finance Agency (CalHFA). Programs such as the MyHome Assistance Program provide a deferred-payment junior loan toward the down payment or closing costs when paired with a CalHFA first mortgage, and CalHFA periodically offers shared-appreciation help like the Dream For All program when funding is available. Eligibility depends on income, credit and homebuyer education. We check which programs fit Los Angeles buyers and coordinate the assistance with your loan.

Property taxes and Proposition 13

California property taxes work differently than most states thanks to Proposition 13. Your tax is based on the home's assessed value, which generally starts at your purchase price, plus a base rate of about 1% and any local voter-approved measures, and annual increases in assessed value are capped at 2%. That predictability helps with long-term budgeting. When we prepare your pre-approval, we include realistic tax and insurance estimates so your monthly number is the real one.

Buying across Los Angeles

LA spans an enormous range. The Westside (Santa Monica-adjacent, Westwood, Mar Vista) and hillside areas often sit in jumbo territory, while the San Fernando Valley offers more family homes at a range of price points. Neighborhoods like Highland Park, Eagle Rock and the Eastside mix character homes with strong first-time buyer demand. We build the loan around the neighborhood and property type you are after.

How the process works with Bayview

1. Pre-approval. We review your income, credit and goals, then issue a pre-approval so you can shop with confidence and make strong offers.

2. Shop and compare. Once you are under contract, we shop your loan across our lender network and bring back the most competitive fit on rate and fees.

3. Underwriting. We manage document collection and work the file through underwriting, keeping you and your agent updated.

4. Closing. Most purchases close in about 30 days from contract. You sign, fund and get the keys.

Refinancing your Los Angeles home

Already own in Los Angeles? Refinancing can lower your rate or payment, shorten your term, or let you tap equity through a cash-out refinance for a remodel or to consolidate debt. With how much California home values have risen over the past several years, many local homeowners have significant usable equity. We run the numbers both ways and only recommend a refinance if it actually moves you forward.

Los Angeles mortgage FAQs

What is the 2026 conforming loan limit in Los Angeles?

LA County is a high-cost area, so the 2026 conforming limit is $1,249,125 for a single-family home. Loans above that are jumbo loans.

Do I need a jumbo loan in Los Angeles?

It depends on the neighborhood. Many LA homes fall within the $1,249,125 high-cost limit, while Westside and hillside homes often require jumbo financing.

Do you offer FHA and VA loans in Los Angeles?

Yes. FHA and VA loans (2026 LA County limit $1,249,125) for eligible borrowers, along with conventional, jumbo and reverse mortgages.

What down payment assistance is available in Los Angeles?

California's CalHFA programs, and various city and county programs, can help qualified buyers with down payment and closing costs. We can check your eligibility.

How does Proposition 13 affect my property taxes?

Your tax is based on your purchase price plus about 1% and local measures, with annual assessed-value increases capped at 2%.

How long does it take to close in Los Angeles?

Most purchase loans close in about 30 days once you are under contract.

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Nearby cities we serve

Long Beach  ·  Santa Ana  ·  Anaheim  ·  Riverside
All California locations ›

Plan your numbers

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