California is where I live and do most of my lending. High prices, Prop 13 property taxes, wildfire and earthquake insurance and city-by-city rental rules all shape which loan fits, so each topic below covers what is different here.
California at a glance
| California | |
|---|---|
| Property tax | About 1% of the purchase price under Prop 13, plus local voter-approved taxes and assessments |
| Transfer tax | County documentary transfer tax of $1.10 per $1,000, plus city taxes in some cities |
| Closings | Handled by escrow and title companies |
| Foreclosure | Usually out of court, through a trustee sale |
| Community property | Yes |
Loans and costs in California
FHA loans in CaliforniaFHA works across California, but the county limit decides how far it goes.
Conforming and jumbo loans in CaliforniaCalifornia has more high-cost counties than any of my other states, so a loan that would be jumbo elsewhere can still be conforming here, and a high-balance conforming loan often prices better than jumbo.
VA loans in CaliforniaVA loans have no loan limit with full entitlement, which matters in California’s high-priced counties, and California adds its own veteran programs on top.
First-time homebuyer programs in CaliforniaCalifornia’s housing finance agency, CalHFA, runs the main statewide programs, and many cities and counties add their own help on top.
Investment property loans in CaliforniaCalifornia rentals can pencil out with a DSCR loan, but statewide rent caps and city short-term rental rules change the numbers, so check both before you buy.
Reverse mortgages in CaliforniaReverse mortgages are common in California, where many older homeowners have a lot of equity.
Foreclosure and buying again in CaliforniaMost California foreclosures happen outside court, through a trustee sale, and California’s anti-deficiency rules protect many homeowners from owing more afterward.
Closing costs in CaliforniaCalifornia closings run through escrow, and who pays what follows local custom that differs between Southern and Northern California.
Condo financing in CaliforniaCalifornia condos bring their own checks.
Property tax rates in CaliforniaCalifornia property tax starts from what you pay for the home.
Loan limits
In 2026 the conforming limit for a one-unit home is $832,750 in most California counties, up to $1,249,125 in high-cost counties, and FHA limits run from $541,287 to $1,249,125. Every California county’s limits.
Licensed in California
I’m individually licensed in California (NMLS #1470164, California DRE #01930207), through ARBOR Financial Group, which holds its DRE broker license 01845041. Loans made or arranged pursuant to a California Financing Law license, 60DBO-43870. Licensing details.
