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Get the free guide California buyers use to understand their loan options before talking to any lender.
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Free, unbiased mortgage education for California home buyers, first-time buyers, self-employed borrowers, and investors. No sales pitch. No credit pull. Just clarity.
The most common loan in California. Backed by Fannie Mae or Freddie Mac — not the government. Best rates for W-2 borrowers with solid credit. PMI cancels automatically when you hit 20% equity.
Government-backed with flexible credit requirements — the go-to for first-time buyers with limited savings. FHA MIP is required for the life of the loan if you put less than 10% down. Factor that long-term cost in before assuming FHA is cheaper.
One of the most powerful mortgage benefits available. Zero down, no PMI ever, competitive rates. For active duty, veterans, and eligible surviving spouses. California has one of the highest VA loan volumes in the country.
Any loan above the conforming limit is jumbo — and in California that includes a massive portion of the market. Westside LA, Malibu, Venice, Beverly Hills: nearly every transaction here requires jumbo financing. Stricter reserves and credit, but completely standard for these markets.
Built for self-employed borrowers whose tax returns don't reflect real income due to legitimate write-offs. Qualify on 12–24 months of bank deposits. No tax returns, no Schedule C, no W-2. Extremely common in LA's entrepreneur, creative, and entertainment industries.
Qualify on the property's rental income — not your personal income. No W-2, no tax returns, no employment verification. The property pays for itself on paper, and that's what counts. How serious CA investors build portfolios.
Tap existing equity by refinancing into a larger loan. Proceeds for renovations, down payments on investment properties, or debt payoff. California's appreciation has left many homeowners with massive untapped equity — knowing how to access it intelligently matters.
The California Housing Finance Agency offers state-backed programs for first-time buyers — most with income and purchase price limits. Stacking CalHFA with FHA or conventional can cover your down payment AND closing costs in a single package.
California has more self-employed workers than almost any other state. The traditional mortgage system was built for W-2 earners — bank statement loans were built for you.
Learn About Bank Statement Loans →California has some of the strongest first-time buyer assistance in the country. Most people assume they don't qualify — they never check.
Deferred junior loan up to 3.5% of purchase price. No monthly payment — repaid only when you sell or refinance.
Zero Monthly CostZero-Interest Program covering closing costs. Pairs with a CalPLUS first mortgage. Fully deferred, no interest, no payment.
No Interest EverState covers 20% down as a shared appreciation loan. Designed for first-generation buyers — waitlists fill extremely fast.
20% Down CoveredFor K-12 teachers, administrators, and classified staff in high-priority CA schools. Below-market rates plus down payment assistance.
Education ProfessionalsCalifornia's own veteran loan — separate from federal VA benefits. Competitive fixed rates with additional CA-specific protections.
Veterans OnlyLA County's own down payment assistance for qualifying buyers in unincorporated areas. Income limits apply.
LA County SpecificEstimate monthly payment or home affordability in seconds.
DSCR loans let the property qualify itself. If the rent covers the mortgage — you qualify. No personal income docs, no tax return drama.
Learn About DSCR Loans →
The highest-traffic mortgage education topics — California-specific, no upsell.
The 10-year Treasury, Fed policy, and your credit score all pull in different directions. Here's how they interact.
Write-offs reduce your taxes and kill your mortgage qualification. Bank statement loans fix that.
CalHFA, FHA, and conventional compared side-by-side. Real numbers on a $750K purchase.
Building a rental portfolio? DSCR loans let the property do the qualifying. Here's the math.
The "1% rule" is too simple. Here's the real break-even math including closing costs.
In a multiple-offer situation, a weak pre-qual is ignored. Here's what actually matters.
No lender calls. No credit pull. Just the guide California buyers actually need.
Mettkey is an educational resource — not a lender, broker, or mortgage company. NMLS #2779492 | Shiva T. Mettke.
Lenders love acronyms. Here's plain English for the ones you'll actually encounter.
True cost of borrowing including fees and interest. Always higher than the rate. Use APR to compare loans apples-to-apples.
Total monthly debts ÷ gross monthly income. Most lenders cap at 43–50%. Primary qualification metric for most loan types.
Loan amount ÷ property value. 80% LTV = 20% down. Higher LTV = more lender risk = higher rates or PMI.
Mortgage insurance required when LTV exceeds 80% on conventional (PMI) or FHA loans (MIP). Adds $50–$400/mo depending on loan size.
Non-Qualified Mortgage — outside standard CFPB guidelines. Includes bank statement, DSCR, asset depletion. Not subprime — just different criteria.
Debt Service Coverage Ratio. Gross rent ÷ PITIA. Used to qualify investment loans without personal income. Most lenders want 1.1–1.25+.
Neutral third party managing funds and docs in a CA transaction. Also the monthly impound for property taxes and insurance in your payment.
Lender commitment to hold your rate for 30–60 days. Protects against rate increases during underwriting — expires if closing is delayed.
Principal + Interest + Taxes + Insurance + HOA. The full monthly housing cost used in DTI and DSCR calculations.
All underwriting conditions satisfied. Lender is ready to fund. Final step before your signing appointment.
California's version of a mortgage. A third-party trustee holds title during the loan — standard in CA, changes nothing for you.
3-page disclosure required within 3 business days of application. Use it to compare lenders on rate, fees, and cash to close.
Weekly rate movements, new CA program announcements, and plain-English market breakdowns. No spam, no lender pitches — ever.
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