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Southern California · CaliforniaMortgage lender in Orange County, CA
Yes. Stellar Mortgage Corporation, NMLS #2190975, is licensed in California and makes purchase and refinance loans in Orange 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 Orange County
Orange County, with its county seat in Santa Ana, also takes in Anaheim, Irvine, Huntington Beach, Garden Grove, Fullerton and Mission Viejo. Orange 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. Orange 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.
Orange County: planned communities and association dues
Much of the county, from Irvine to Mission Viejo, Ladera Ranch and Rancho Santa Margarita, was built as planned communities. Most have one or more homeowners associations, and newer tracts often carry a special tax for infrastructure on top of the regular property tax. Both count in the payment, so we collect them before quoting.
Condominiums are a large share of sales, and with a condominium the project is reviewed as well as the buyer. Older neighborhoods in Santa Ana, Anaheim, Garden Grove and Fullerton are mostly single-family homes without those extra charges. In the canyons and foothills, check that homeowners insurance is available at a price you accept before you remove contingencies.
Orange County by the numbers
- Median home value
- $962,600 (Census Bureau, ACS 2020–2024, table B25077)
- Typical property tax
- About 0.66% of home value a year: median tax bill $6,330 on a median value of $962,600 (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
- Anaheim, Santa Ana, Irvine, Huntington Beach (Census Bureau, ACS 2020–2024, table B01003)
The county median home value is $962,600. 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 Orange County buyers ask
Does Stellar Mortgage lend in Orange County, CA?
Yes. Stellar Mortgage Corporation, NMLS #2190975, is licensed in California and makes purchase and refinance loans in Orange 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 Orange County?
For 2026 the conforming loan limit for a one-unit home in Orange County is $1,249,125 and the FHA limit is $1,249,125. Orange 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 Orange 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 Orange 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 Orange County. Loan limits, tax rates and agency programs are set by third parties and change. Not a commitment to lend.
Get pre-approved in Orange 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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