Home loans in Los Angeles County
Buying, refinancing or investing in Los Angeles, Long Beach, Santa Clarita, Pasadena and Torrance? One application, one soft pull, 130+ lenders.
Los Angeles County at a glance
Los Angeles County is one of California's highest-cost areas, so its conforming limit is set at the national ceiling of $1,249,125 for a one-unit home.
The one-unit conforming limit rose $39,375 from 2025's $1,209,750. The FHA limit rose $39,375 from $1,209,750.
Its FHA limit matches the conforming limit at $1,249,125, based on a median sale price of $1,300,000.
Because the median price is above the conforming limit, many buyers here end up with a jumbo loan or a high-balance loan. We shop both.
| Conforming | FHA | |
|---|---|---|
| 1 unit | $1,249,125 | $1,249,125 |
| 2 units | $1,599,375 | Higher limits apply. Ask us. |
| 3 units | $1,933,200 | |
| 4 units | $2,402,625 | |
| VA | No limit with full entitlement | |
Median sale price HUD used for Los Angeles County: $1,300,000
Los Angeles County by the numbers
HUD's median sale price for Los Angeles County, $1,300,000, is about 14.4 times the median household income.
About 46% of occupied homes here are owned by the people living in them.
CalHFA's 2026 income limit for its first-time buyer loans in Los Angeles County is $214,000.
U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates; HUD; CalHFA (effective June 30, 2026).
Loans that fit Los Angeles County
Down payment help in Los Angeles County
These programs can be paired with a loan we arrange. Funding changes often, so we confirm each one before you apply.
| Program | What it offers | Status |
|---|---|---|
| MyHome Assistance Program Statewide | Deferred down payment and closing cost help of up to 3.5% of the price, paired with a CalHFA first mortgage. | Open (no closure notice) |
| CalPLUS with ZIP Statewide | A CalHFA first mortgage paired with a junior loan for closing costs. | Open (no closure notice) |
| California Dream For All Statewide | Down payment help for first-generation buyers, repaid with a share of appreciation. Awarded by drawing. | Closed to new applicants |
| GSFA Platinum Statewide | Down payment and closing cost help of up to 5.5% of the loan amount. No first-time buyer requirement. | Open (no closure notice) |
| Home Ownership Program (HOP80 and HOP150) Los Angeles County Development Authority (LACDA) | Deferred second mortgage of up to $100,000 or 20% of the price for first-time buyers in eligible areas. | Open (no closure notice) |
| Low Income Purchase Assistance (LIPA) - City of Los Angeles Los Angeles Housing Department (LAHD) | Deferred loan of up to $161,000 for low-income first-time buyers in the City of Los Angeles. | Limited funds |
| Moderate Income Purchase Assistance (MIPA) - City of Los Angeles Los Angeles Housing Department (LAHD) | Deferred loan of up to $115,000 for moderate-income first-time buyers in the City of Los Angeles. | Limited funds |
Status as stated on each program's official page, checked November 10, 2026. Programs have income, price and first-time buyer rules.
Buying a rental in Los Angeles County
A DSCR loan qualifies a rental on its rent instead of your personal income. The lender compares the property's rent to its full monthly cost.
HUD's Fair Market Rents are a useful starting point. The lender uses the appraiser's rent estimate for the actual property.
| Unit size | HUD Fair Market Rent |
|---|---|
| Studio | $2,151 |
| 1 bedroom | $2,402 |
| 2 bedrooms | $2,964 |
| 3 bedrooms | $3,760 |
| 4 bedrooms | $4,208 |
HUD FY2027 Fair Market Rents, effective October 1, 2026 (Los Angeles-Long Beach-Glendale, CA HUD Metro FMR Area).
Property taxes and transfer tax
The median Los Angeles County homeowner pays $5,675 a year in real estate taxes (Census). Under Proposition 13 the base rate is 1% of the purchase price, plus local assessments.
The county documentary transfer tax is $1.10 per $1,000 of the price.
These cities add their own transfer tax on top of the county's:
- Culver City: 0.45% up to $1,499,999; 1.5% $1.5M-$2,999,999; 3% $3M-$9,999,999; 4% at $10M and above
- Los Angeles: $4.50 ($2.25 per $500); plus 4% on sales above $5,300,000 and below $10,600,000, or 5.5% at $10,600,000 and above, thresholds effective 7/1/2025 per $1,000
- Pomona: $2.20 per $1,000
- Redondo Beach: $2.20 per $1,000
Keeping your tax base
Under Proposition 19, homeowners 55 and older, severely disabled homeowners and wildfire or disaster victims can carry their property tax base to a replacement home anywhere in California, up to three times.
Licensed across California
Our office is in San Diego, and we close loans across California. Everything from application to e-signature happens online, and you can call or text Rafie directly.
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Good to know
What is the conforming loan limit in Los Angeles County for 2026?
$1,249,125 for a one-unit home, $1,599,375 for two units, $1,933,200 for three units and $2,402,625 for four units. That's up $39,375 from 2025.
What is the FHA loan limit in Los Angeles County for 2026?
$1,249,125 for a one-unit home. Two- to four-unit properties have higher limits; ask us for yours.
What down payment assistance is available in Los Angeles County?
Local options include Home Ownership Program (HOP80 and HOP150), Low Income Purchase Assistance (LIPA) - City of Los Angeles, Moderate Income Purchase Assistance (MIPA) - City of Los Angeles. Statewide, CalHFA's MyHome program and GSFA Platinum are listed as current. California Dream For All is closed to new applicants. We confirm funding before you apply (checked November 10, 2026).
What is the CalHFA income limit in Los Angeles County?
$214,000 for 2026, effective June 30, 2026.
What does HUD list as fair market rent for a 2-bedroom in Los Angeles County?
$2,964 a month for FY2027. For a DSCR loan, the lender uses the appraiser's rent estimate for the actual property.
How much are property taxes in Los Angeles County?
The median homeowner pays $5,675 a year (Census). The base rate under Proposition 13 is 1% of the purchase price, plus local assessments.
Do VA loans have a limit in Los Angeles County?
Veterans with full entitlement have no VA loan limit. If part of your entitlement is in use, the county conforming limit is used to work out what you can borrow with no down payment.
What is a jumbo loan in Los Angeles County?
Any loan above $1,249,125 for a one-unit home. We shop jumbo loans with 130+ lenders too.
Do I have to live near San Diego to work with MTG Wholesale?
No. We're licensed throughout California and work with borrowers in Los Angeles County by phone, text, email and e-signature.
2026 limits: Federal Housing Finance Agency (conforming) and U.S. Department of Housing and Urban Development (FHA, CY2026). Limits apply to loans that close in 2026. Not an offer of credit; loan approval depends on the lender's guidelines.