California only · One named loan officer
California Mortgages, Explained Before You Apply
Straight answers on buying, refinancing, and reverse mortgages in California, from one licensed loan officer who answers his own phone. No call center, and no credit pull to start a conversation.
Call Loi — 415-297-6703 Get a consultation
2026 California loan limits at a glance
FHFA 2026 conforming limits; HUD 2026 FHA limits (Mortgagee Letter 2025-23). See the limits for all 58 counties.
Start with what you are trying to do
Buy a home
Conventional, FHA, VA, USDA, high-balance, and jumbo loans compared — plus assumable loans, ADU financing, and bridge loans.
Refinance
Rate-and-term and cash-out refinances and VA refinances, judged by break-even arithmetic first — and a divorce buyout has its own rules.
Reverse mortgage
How a HECM works, what it costs, and the counselling step that comes before any application — plus buying a home with a HECM for Purchase.
Estimate a payment, live
Your numbers move the answer — nothing is sent
The full calculator, with the formula and a worked example, lives on the payment calculator page.
How a consultation works
1 · You say what you are trying to do
Buying a first home, refinancing, or understanding a reverse mortgage — the goal sets the agenda.
2 · Loi works through your numbers with you
Income, debts, down payment or equity, and the property — enough to map your situation onto the loan types that could fit.
3 · You decide whether to apply
A consultation is not an application and carries no obligation. If you proceed, the next step is a formal application through Loan Factory.
Tools and tables
2026 loan limits for all 58 California counties
Conforming and FHA one-unit limits by county, with the tier rule that decides whether a loan is conforming, high-balance, or jumbo.
Mortgage calculators
Payment, debt-to-income, closing costs, property tax and insurance, refinance break-even, and cash-out — each showing its formula and a worked example.
California property tax and insurance costs
The Prop 13 rules, the supplemental bill every new buyer meets, and how insurance availability works in higher fire-risk areas.
About Loi Tran
Loi Tran is a Loan Officer (NMLS 454267) sponsored by Loan Factory, working with California borrowers on purchases, refinances, and reverse mortgages. More about Loi · See Loi's Loan Factory profile
A California mortgage question? Talk with Loi directly.
A consultation is a conversation, not an application. Loi will walk through your numbers, say plainly whether the loan fits, and tell you what it would take to qualify — whether or not you move forward. No credit pull to start.
Call Loi — 415-297-6703 Get a consultation Apply with Loi at Loan Factory