Conventional financing, backed by Fannie Mae and Freddie Mac.
The most common path to homeownership in Southern California, from a broker who’s answered the phone in Torrance since 2007.
Equal Housing Opportunity
The everyday loan behind most Southern California closings.
Conventional loans are the default financing path for most buyers and homeowners across Los Angeles, Orange, Riverside, and San Bernardino Counties. They’re not backed by a government agency the way FHA and VA loans are — instead, they follow underwriting guidelines set by Fannie Mae and Freddie Mac, the two government-sponsored enterprises that purchase the majority of U.S. mortgages from lenders.
This program is available for properties located in California only.
What makes a loan “conventional.”
A conventional loan is any mortgage that isn’t insured or guaranteed by a government agency such as the FHA or VA. Most conventional loans are “conforming,” meaning they meet Fannie Mae and Freddie Mac’s underwriting guidelines and fall at or below that year’s conforming loan limit for the property’s county — set annually by the Federal Housing Finance Agency (FHFA). Conforming loans are purchased by Fannie Mae or Freddie Mac, which generally allows for more competitive pricing and a wider range of down payment options than non-conforming financing.
2026 conforming loan limits for Southern California counties.
The FHFA sets conforming loan limits annually, and the limit for a given property depends on the county where it’s located and the number of units. For 2026, Los Angeles and Orange Counties carry the high-cost ceiling limit, while Riverside and San Bernardino Counties carry the baseline limit.
| County | 1 Unit | 2 Units | 3 Units | 4 Units |
|---|---|---|---|---|
| Los Angeles | $1,249,125 | $1,599,375 | $1,933,200 | $2,402,625 |
| Orange | $1,249,125 | $1,599,375 | $1,933,200 | $2,402,625 |
| Riverside | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| San Bernardino | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
Conforming loan limits are set annually by the FHFA and can change. Figures shown are for 2026 — confirm current limits for your specific property at the time of application. Loan amounts above the applicable limit for a property’s county generally require jumbo financing instead. Equal Housing Opportunity Lender.
Looking for FHA loan limits instead? See our 2026 FHA Loan Limits page →
Why buyers choose conventional financing.
- No upfront mortgage insurance premium. Unlike FHA loans, conventional financing doesn’t require an upfront mortgage insurance premium — private mortgage insurance (PMI), when required, can also be removed once sufficient equity is reached.
- Available for primary residences, second homes, and investment property. Conventional guidelines accommodate a wider range of occupancy types than government-backed programs.
- Flexible down payment options. Down payment requirements vary by program, credit profile, and occupancy — from low-down-payment options for qualifying first-time buyers up to larger down payments for investment property.
- Fixed and adjustable-rate options. Conventional loans are available in a range of fixed terms and structures.
What the process generally looks like.
- Talk it through. We review your goals, documentation, and timeline.
- Get pre-qualified. A clear starting point before you’re house-hunting or refinancing seriously.
- Confirm loan limit and program fit. We check your loan amount against the current conforming limit for the property’s county.
- Apply and close. We keep you posted at every step; no surprises, no guesswork.
General process description only — not a commitment to lend.
Have questions about conventional financing? Visit our FAQ →
Get pre-qualified for a conventional loan.
Rates, programs, and terms are not guaranteed and are subject to borrower qualification and final lender approval. This is not a commitment to lend.
This program is available for properties located in California only.
Nationwide Funding Group Corp, a licensed mortgage lender and mortgage broker | 350 S Crenshaw Blvd, Ste A206A, Torrance, CA 90503 | (310) 961-9750 | NMLS #98906 | CA DRE Corporation License #01801836 (licensed, active, since 2007) | Broker of Record: Alexander J. Gonzalez | NMLS #98329 | CA DRE #01384006 | Equal Housing Opportunity | NMLS Consumer Access → | Google Maps → | Yelp → | Facebook → | LinkedIn → | Licensing & Disclosures | Privacy Policy | Terms of Use | Accessibility Statement | This is not a commitment to lend. All loan programs are subject to borrower qualification, property eligibility, and lender approval, and are not guaranteed.