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Southern California · CaliforniaMortgage lender in Los Angeles County, CA
Yes. Stellar Mortgage Corporation, NMLS #2190975, is licensed in California and makes purchase and refinance loans in Los Angeles County: conventional, FHA, VA, USDA, jumbo and non-QM. Steve Umansky, NMLS #61764, is our licensed loan officer for California. For 2026 the one-unit conforming loan limit here is $1,249,125 and the FHA limit is $1,249,125.
Reviewed by Steve Umansky, Sr. Branch Manager, NMLS #61764,
Buying in Los Angeles County
Los Angeles County, with its county seat in Los Angeles, also takes in Long Beach, Glendale, Pasadena, Santa Clarita, Torrance, Lancaster and Palmdale. Los Angeles County files are handled by Steve Umansky, Sr. Branch Manager, NMLS #61764, who is licensed in California, from our Southampton, PA office.
- 2026 conforming limit
- $1,249,125 (high-cost area)
- 2026 FHA limit
- $1,249,125 (one-unit, set by HUD)
- Above the conforming limit
- Jumbo pricing
- Closing commonly handled by
- escrow and title company
- State housing agency
- California Housing Finance Agency (CalHFA) (general information; not a participating lender)
- Your officer
- Steve Umansky, NMLS #61764
2026 limits for a one-unit property. Los Angeles County is designated a high-cost area for conforming loans, so its limit is above the national baseline of $832,750. Sources: FHFA conforming loan limit values and HUD FHA mortgage limits.
Los Angeles County: many markets in one
The county runs from the beach cities and the Westside through the San Fernando and San Gabriel valleys out to the Antelope Valley, where prices are far lower. Two- to four-unit properties and condominiums are a large share of what sells; buying a small multi-unit building to live in follows owner-occupant rules, and a condominium means the building is reviewed along with the buyer.
The City of Los Angeles and several other cities charge their own transfer taxes on top of the county’s, so we check the city before estimating closing costs. In the hills and canyons, wildfire risk can make homeowners insurance hard to place, so get a quote before you remove contingencies. Accessory dwelling units are common; tell us if the property has one, because permits and rental income are both reviewed.
Los Angeles County by the numbers
- Median home value
- $834,200 (Census Bureau, ACS 2020–2024, table B25077)
- Typical property tax
- About 0.68% of home value a year: median tax bill $5,675 on a median value of $834,200 (Census Bureau, ACS 2020–2024, table B25103)
- Transfer tax
- County documentary transfer tax of 55 cents per $500 of the price; some cities add their own (California Revenue and Taxation Code § 11911)
- Largest communities
- Los Angeles, Long Beach, Santa Clarita, Glendale (Census Bureau, ACS 2020–2024, table B01003)
The county median home value is $834,200. The 2026 one-unit conforming loan limit here is $1,249,125 and the FHA limit is $1,249,125.
Census figures are survey estimates for owner-occupied homes, not appraisals or tax quotes. We use the actual tax bill for the property when we quote.
Closing and programs in California
Closings in California are typically handled by an escrow and title company. The closing process, state transfer and recording taxes and first-time buyer programs are covered on the California page. Property taxes are set locally; we take the figure from the tax record for the address.
Questions Los Angeles County buyers ask
Does Stellar Mortgage lend in Los Angeles County, CA?
Yes. Stellar Mortgage Corporation, NMLS #2190975, is licensed in California and makes purchase and refinance loans in Los Angeles County: conventional, FHA, VA, USDA, jumbo and non-QM. Steve Umansky, NMLS #61764, is our licensed loan officer for California and works California files from our Southampton, PA office by phone, secure portal and e-signature.
What are the 2026 loan limits in Los Angeles County?
For 2026 the conforming loan limit for a one-unit home in Los Angeles County is $1,249,125 and the FHA limit is $1,249,125. Los Angeles County is designated a high-cost area for conforming loans, so its limit is above the national baseline of $832,750. Limits for two- to four-unit properties are higher.
Is there down payment help for buyers in Los Angeles County?
The California Housing Finance Agency (CalHFA) runs California’s homebuyer programs, which can include help with the down payment and closing costs for buyers who meet its income and price limits. Stellar Mortgage is not a participating lender for those programs, so this is general information; the agency’s website lists participating lenders.
Who pays the transfer tax in Los Angeles County?
Counties may charge 55 cents per $500 of the price, and many cities add their own transfer tax, so the total depends on the city. The statute does not assign the cost to the buyer or the seller; the purchase contract decides.
California notice. Loans made or arranged pursuant to a California Financing Law license. Stellar Mortgage Corporation, NMLS #2190975.
Limits shown are the 2026 FHFA and HUD figures for Los Angeles County. Loan limits, tax rates and agency programs are set by third parties and change. Not a commitment to lend.
Get pre-approved in Los Angeles County
Three quick steps, about a minute. No Social Security number, no pay stubs. Steve calls you back, usually the same business day.
Equal Housing Lender · NMLS #2190975 4.94★ · 1,361 verified reviews on Experience.com
“You were always professional, responsive, patient, and helpful, and you made what could have been a stressful process feel smooth and easy.”Yelda A., North Wales, PA · verified review on Experience.com
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