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Why Conventional Loans?
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What is a Conventional Loan
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A conventional loan is a mortgage not insured or guaranteed by the federal government. Instead, it’s backed by private lenders and typically follows guidelines set by Fannie Mae and Freddie Mac. In California, these loans are extremely common because they offer flexibility, competitive pricing, and higher loan limits that better match the state’s home prices. Key Features of a Conventional Loan in California
1. Not Government‑Backed
Unlike FHA, VA, or USDA loans, conventional loans rely on private mortgage insurance (PMI) when the borrower puts less than 20% down.
2. Two Main Types
Conforming: Meets Fannie/Freddie guidelines and county loan limits. Non‑Conforming: Exceeds conforming limits — very common in CA due to high home prices.
3. Typical Requirements
California lenders generally look for: Good to excellent credit (often 620–740+ for best pricing) Down payment as low as 5% for first‑time buyers (conforming) DTI usually capped around 45% (sometimes up to 50% with strong compensating factors) Stable income and documentation (some programs allow limited documentation)
4. PMI Rules
Required if LTV > 80%, Can be removed once equity reaches 20% Often cheaper than FHA mortgage insurance for strong borrowers
5. California‑Specific Considerations
High-cost counties (LA, OC, SF, Santa Clara, etc.) have elevated conforming loan limits, reducing the need for jumbo financing.
Why Work With Selective Lending?
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Various circumstances may affect loan qualification. All loan terms and information are subject to change without notice.