Buying a home in Orange County? Know your number first.

What home loans can I get in Orange County?

These are the loans I help buyers with most. Tell me what you're working on, and I'll tell you which ones fit.

• Conventional and high-balance

  The loan most buyers start with. In Orange County, these go up to $1,249,125 for a one-unit home in 2026.

• Jumbo

  For loan amounts above Orange County's limit. The guidelines are different, and I'll walk you through them.

• FHA

  Flexible on credit. Orange County's 2026 FHA limit is also $1,249,125 for a one-unit home.

• VA

  For veterans, service members and eligible surviving spouses. Eligible buyers may not need a down payment.

• Self-employed

  Bank statement loans let you qualify on your deposits instead of your tax returns.

• Investment property

  DSCR loans qualify on the property's rental income instead of your personal income.

Don't see your situation? Ask me about it.

Orange County home buying questions

• How much house can I afford in Orange County?

  It depends on your income, your monthly debts, your down payment, and the home's own costs: property taxes, insurance and HOA dues. The estimate above gives you a rough range. I'll give you a real number when I review your file.

• What is the loan limit in Orange County in 2026?

  For a one-unit home, conventional loans can go up to $1,249,125 in 2026. That's the high-cost limit set by the Federal Housing Finance Agency, and FHA's Orange County limit is the same. Above that, you're looking at a jumbo loan.

• Do Mello-Roos taxes in Irvine change what I can afford?

  They can, if the home has them. Not every home does: many newer Irvine neighborhoods have Mello-Roos, and plenty of homes don't. Mello-Roos is billed with your property taxes, and lenders count it in your monthly housing costs, along with HOA dues. I check both before you make an offer.

• Can I buy an Orange County condo with an FHA or VA loan?

  Often, yes. The condo complex may need FHA or VA approval first, and I check that before you write an offer.

• Can I use my own lender on a new build in Orange County?

  Yes, you can choose your own lender. Builders sometimes tie incentives to their preferred lender. I'll put my numbers next to theirs so you can compare.

• What's the difference between pre-qualified and pre-approved?

  A pre-qualification is a quick estimate from what you tell me. A pre-approval means I've reviewed your application, credit and documents, and agents and sellers take it more seriously. Neither one is a final approval: the home still needs an appraisal and a final review.

• How much do I need for a down payment?

  It depends on the loan. Some loans allow a small down payment, and eligible VA buyers may not need one. You'll also need money for closing costs. I'll lay out every cost before you make an offer.

• Can I use my current home's equity for my down payment?

  Often, yes. A HELOC on your current home can fund your down payment without touching your first mortgage. Full disclosure: you'll carry both payments until you sell, and I'll make sure the numbers work first. See how a HELOC works.

• Will you work with my real estate agent?

  Yes. I keep your agent updated from offer to closing.

• Will checking my options affect my credit?

  No. The quick questions here only ask for rough ranges and don't pull your credit. A full application is different: checking your credit is part of getting pre-approved, and I only do it with your permission.

• Do I have to come to your office?

  No. Most of it happens online. If you'd rather meet in person, come see me at my office on Von Karman Ave in Irvine. Call or text to set a time.