The gold standard for California homebuyers.
Conventional loans follow Fannie Mae and Freddie Mac guidelines and offer some of the most competitive rates and lowest long-term costs on the market. With as little as 3% down for qualified first-time buyers, they're a smart choice for primary homes, second homes, and investment properties.
- Buyers with steady income and a 620+ credit score
- Anyone with 5%–20% to put down
- Second-home and vacation-home buyers
- Borrowers who want to avoid FHA mortgage insurance for life
What makes conventional loans a smart choice.
Well-qualified buyers can put as little as 3% down on a primary residence.
Skip monthly PMI when you reach 20% equity — a big long-term savings.
10, 15, 20, 25, and 30-year fixed plus 5/6, 7/6, and 10/6 ARM options.
Conforming limits go up to $806,500 in most CA counties and higher in high-cost areas.
The numbers at a glance.
Guidelines vary by lender and borrower profile — these are typical parameters. We'll run your exact scenario in minutes and give you a straight answer.
Talk to a Loan Officer| Minimum FICO | 620+ |
| Down payment | As low as 3% |
| Loan limit (2026) | Up to $1,209,750 in high-cost CA counties |
| Mortgage insurance | Required under 20% down; cancellable |
| Property types | Primary, second home, 1–4 unit investment |
| Terms | 10 / 15 / 20 / 25 / 30-yr fixed and ARMs |
Simple, transparent, on time.
- 1Consult
We learn your goals and review your options.
- 2Pre-Approve
Full underwrite in 24–48 hours.
- 3Shop & Lock
Shop with confidence, lock your rate.
- 4Close & Fund
Close on time — often 21 days or less.
Questions, answered.
How much do I really need for a down payment?+
Qualified first-time buyers can put down as little as 3%. Repeat buyers typically start at 5%. Putting 20% down eliminates monthly mortgage insurance.
What credit score do I need?+
Most conventional programs require a 620 minimum, but the best pricing is available at 740+ FICO.
Can I use gift funds?+
Yes — 100% of the down payment on a primary residence can come from a documented family gift.
Is PMI forever?+
No. Conventional PMI automatically drops off at 78% LTV and can be requested off at 80% LTV based on original value.