Home Purchase Loans
Conventional, FHA, VA and USDA financing for first-time buyers, move-up buyers and everyone in between. We compare lenders so you don't have to.
Purchase loan options
Most buyers fit one of these four programs. The right one depends on your down payment, credit and whether you or your spouse have served.
Conventional loans
The most common loan type. Qualifying first-time buyers can put as little as 3% down, with 620+ credit typically required. Mortgage insurance applies under 20% down and can come off once you build enough equity.
FHA loans
Government-backed and more flexible on credit and debt-to-income. 3.5% down with a 580+ score. A good fit for first-time buyers rebuilding credit or working with a smaller down payment.
VA loans
For eligible veterans, active-duty service members and some surviving spouses. No down payment and no monthly mortgage insurance, which can save hundreds per month.
USDA loans
Zero-down financing for homes in USDA-eligible areas, with household income limits. Parts of Kern, Ventura, Santa Barbara and LA counties may qualify, and we'll check the address for you.
Ask us about down payment assistance programs. Depending on your income and the property, you may qualify for help with your down payment or closing costs.
What you'll need to apply
Gathering these ahead of time is the fastest way to get pre-approved:
- Last 30 days of pay stubs
- W-2s and tax returns for the last two years
- Last two months of bank and asset statements
- Photo ID
- Details on any other debts (car loans, student loans, child support)
- If self-employed: see our bank statement loans
How the process works
From pre-approval to keys usually takes 30–45 days once you're in contract.
Our mortgage basics guide walks through each step, and the mortgage calculator estimates your monthly payment.
Common questions
How much do I need for a down payment?
It depends on the program. VA and USDA loans can be $0 down for eligible borrowers, FHA starts at 3.5%, and conventional loans can go as low as 3% for qualifying first-time buyers. You'll also need money for closing costs, which sellers can sometimes help cover.
Can I buy a home with a 580 credit score?
Often, yes. FHA loans allow 3.5% down with a 580 score. Below 580, FHA may still work with 10% down. A higher score usually gets you a better rate, so we'll also show you what raising your score could save.
Should I get pre-approved before I start looking?
Yes. A pre-approval verifies your income, assets and credit, so you know your real price range and sellers take your offer seriously. In competitive markets like ours, many sellers won't look at an offer without one.
Will getting pre-approved hurt my credit?
A pre-approval uses a hard credit inquiry, which may lower your score by a few points. Multiple mortgage inquiries within a short shopping window are generally counted as a single inquiry, so comparing options won't stack up damage.
Can I use gift money for my down payment?
Most programs allow gift funds from family members with a signed gift letter and a paper trail showing where the money came from. Rules vary by program, so tell us early.
Areas we serve
This program, like everything we offer, is available across Ventura, Los Angeles, Santa Barbara and Kern counties.
Ventura County
Oxnard, Ventura, Camarillo, Thousand Oaks, Simi Valley, Moorpark, Santa Paula, Port Hueneme, Fillmore, Ojai and surrounding areas.
Los Angeles County
Los Angeles, Santa Clarita, Palmdale, Lancaster, Long Beach, Pasadena, Glendale, Torrance, Pomona, Burbank and surrounding areas.
Santa Barbara County
Santa Barbara, Santa Maria, Goleta, Lompoc, Carpinteria, Buellton, Solvang, Orcutt and surrounding areas.
Kern County
Bakersfield, Delano, Tehachapi, Ridgecrest, Shafter, Wasco, Arvin, McFarland and surrounding areas.
Other loan programs
Not the right fit? Compare every option on our loan programs page, or try one of these:
Find out what you qualify for
Book a free call with Marcos. You'll leave knowing your price range, your payment, and which loan fits. No obligation.