Mortgage Broker in Huntington Beach, CA - More Options, Better Rates
Matt Mayo is a licensed mortgage broker serving Huntington Beach and all of Orange County with access to 150+ lenders. From beachside condos near the pier to luxury estates in Seacliff, starter homes in Goldenwest, or investment properties near Huntington Harbour — I'll match you with the right loan from the right lender. Book a free consultation to see what you qualify for.
Book a Free ConsultationHuntington Beach Market Snapshot
Last updated: Mar 1, 2026
Median Price
$1.2M
Avg Days on Market
46
Entry Price
$550K–$800K
High End
$2M–$5M+
Typical properties: Single-family homes, condos, townhomes, waterfront estates, gated community homes
Source: Redfin, Zillow
Loan Programs That Work in Huntington Beach
Conventional
With a median around $1.2M, most Huntington Beach single-family homes fit within Orange County's $1,249,125 high-balance conforming limit — which means conventional financing is available for the majority of the market. If you can keep your loan under the $832,750 low-balance threshold, you'll benefit from a better rate. First-time buyers can put as little as 3% down, and 5% is available for everyone else.
FHA
FHA is a strong option for buyers targeting condos and townhomes in the $600K–$900K range, especially in neighborhoods like Goldenwest, Southeast Huntington Beach, or Northwest Huntington. With 3.5% down on a $750,000 condo, you're looking at roughly $26,250 out of pocket. FHA condo approval matters though — not every complex is on the approved list, and I can help you navigate that.
VA
Huntington Beach has a significant veteran and active-duty population. VA loans allow zero down payment with no PMI — and with no county loan limit for eligible veterans in 2026, you can finance a $1.3M single-family home with nothing down. On a purchase like that, you'd save $65,000 or more at closing compared to a conventional loan with 5% down.
Jumbo
Huntington Beach's premium neighborhoods — Seacliff, Huntington Harbour, Edwards Hill, The Bluffs — routinely see prices above $1.5M. For properties that exceed the $1,249,125 conforming limit, I work with lenders that offer jumbo financing with as little as 5% down on homes up to $1.5M. Beyond that, 10% down options are available. Most banks require 20% on jumbos — this is a real advantage.
DSCR (Investor)
Huntington Beach's rental market is strong — average rents around $3,400/month, with short-term rentals averaging over $5,000/month. For investors, DSCR loans let you qualify based on the property's rental income rather than your personal income. No tax returns, no W-2s. If the property cash flows, you can get the loan. Especially useful for duplexes or vacation rental properties near the beach.
Down Payment Assistance
Even with Huntington Beach's high prices, there are programs that can help. California's Dream For All program offers up to 20% of the purchase price. CalHFA provides deferred-payment assistance. And through my wholesale lender relationships, I have access to DPA programs that can cover up to 100% of the FHA down payment. Income limits apply, but it's worth checking.
HELOC / Home Equity
If you already own in Huntington Beach, you've likely built significant equity over the past several years. I work with lenders offering HELOCs up to 95% combined loan-to-value. That equity can fund a renovation, an ADU, investment property down payment, or debt consolidation — all without disturbing your existing first mortgage rate.
Orange County Loan Limits
2026
FHA Limit
$1,249,125
Conforming Limit
$1,249,125
Local Assistance Programs in Huntington Beach
Dream For All Shared Appreciation Loan
Time-SensitiveUp to 20% of the purchase price as a down payment loan with no monthly payments. Lottery-based — register during the open window, and if selected, you receive funding. Shared appreciation applies when you sell.
First-generation, first-time buyers. California resident required. Registration typically opens once per year.
CalHFA MyHome Assistance Program
A deferred-payment junior loan of up to 3.5% of the purchase price for down payment or closing costs. No monthly payment — due when you sell, refinance, or pay off the first mortgage. On an $800,000 condo, that's up to $28,000 in assistance.
Income limits vary by county. Must be paired with a CalHFA first mortgage.
CalPlus with ZIP Extra
CalHFA's conventional program paired with a zero-interest closing cost grant of up to 3% of the loan amount. The grant doesn't need to be repaid. The tradeoff is a slightly higher rate on the first mortgage, but for buyers who need help at closing, this can make the difference.
Slightly higher rate on first mortgage. Best for buyers who are cash-strapped at closing.
Lender-Specific DPA Programs
Through my wholesale lender relationships, I have access to programs that can cover up to 100% of the FHA down payment. These programs change frequently and have their own income limits and guidelines — they're not something you'll find at your local bank.
Only available through brokers with wholesale lender relationships. Income limits vary by program.
Orange County Programs
Orange County Mortgage Assistance Program (MAP)
A deferred-payment second mortgage of up to $80,000 at 3% simple interest with a 30-year term for first-time homebuyers. Can be used toward down payment on a home in participating areas of Orange County.
First-time homebuyer (no ownership in past 3 years). Annual income must not exceed 80% of Area Median Income. Total sales price cannot exceed 85% of Orange County median. Must occupy as primary residence and contribute minimum 1% down from own funds.
Learn moreNeighborhood Insights
Huntington Beach is a big city — nearly 200,000 people spread across very different neighborhoods, each with their own price points and personality. Here's what I tell buyers who are getting to know the market: Downtown Huntington Beach is where the pier, Main Street, and that classic "Surf City" energy live. It's a mix of older bungalows, updated single-family homes, and condo complexes within walking distance of the beach. Single-family homes here typically range from $1.1M to $1.8M depending on the block. Condos and townhomes start closer to $600K–$900K. For most buyers in this price range, conventional high-balance financing is the play — and with the pier practically in your backyard, it's a lifestyle purchase that tends to hold value. Seacliff is one of Huntington Beach's most prestigious areas — a collection of gated communities just north of PCH with a private country club, ocean proximity, and top-rated schools. Entry-level townhomes start around $1.2M, and single-family homes run $1.5M to $4M+. This is where my 5%-down jumbo product really shines. Instead of tying up $300K+ in a down payment, you can keep more cash liquid and still get into one of OC's best neighborhoods. Edwards Hill & The Bluffs sit on the eastern edge of Seacliff with luxury homes ranging from $1.7M to well over $3M. The Bluffs is the only gated community in Edwards Hill, and some homes here feature equestrian trails and golf course views. Jumbo financing is the standard for this area — and having a lender that doesn't require 20% down is a major advantage. Goldenwest is one of the more affordable neighborhoods in Huntington Beach, with older single-family homes starting in the high $800Ks to $1.2M range. It's home to Golden West College and has a suburban, established feel that's popular with families and first-time buyers. This is a great neighborhood for conventional financing — and many homes here fall under the low-balance conforming limit, which means better rates. Huntington Harbour is a waterfront community with canal-front homes, private docks, and island living. Properties range from $1.5M to $5M+, with some of the most unique real estate in all of Orange County. If you've dreamed of parking your boat in your backyard, this is it. Jumbo financing is the norm here, and I work with lenders that understand waterfront properties and their unique appraisal considerations. Southeast Huntington Beach / South HB offers a quieter, more suburban feel near the Newport Beach border. Spacious single-family homes run $1.1M to $1.6M, with excellent access to Huntington State Beach. Strong schools and a family-oriented community make this a popular choice for move-up buyers. Conventional high-balance or just-under-jumbo financing works well here. I'm based right next door in Long Beach — a short drive up PCH from Huntington Beach. I've helped clients throughout Surf City and know the neighborhoods, the agents, and the market dynamics. That proximity matters when we're strategizing your offer and choosing the right lender for your deal.
Why Work With a Huntington Beach Mortgage Broker?
Huntington Beach's market spans from $600K condos to $5M+ waterfront estates — all in the same city. A single bank with one set of products can't cover that kind of range effectively. As a mortgage broker, I shop your loan across 150+ wholesale lenders to find the best rate, the right program, and the lender whose guidelines fit your situation.
That flexibility matters whether you're a first-time buyer stretching into your first condo near Goldenwest, a family upgrading to Seacliff with a jumbo loan, or an investor picking up a rental property with a DSCR loan. The right lender for one scenario is rarely the right lender for another — and having access to all of them means you always get the best fit.
What "150+ Lenders" Actually Means for You
It's not just about finding the lowest rate — though that's part of it. Different lenders have different guidelines for how they calculate your income, what condo complexes they'll approve, and what loan products they offer. One lender might count your RSUs differently. Another might have a jumbo product with 5% down that the big banks don't offer.
Here's a real scenario: a buyer wants a condo in a Huntington Beach building that isn't FHA-approved. A bank loan officer says it's a dead end. I look at my lender network and find a portfolio lender that will do the deal with a different set of guidelines. That's what broker access actually looks like in practice.
My Pre-Approval Actually Means Something
Every pre-approval I issue comes after a full document review — income, assets, debts, tax returns, employment history. When your agent presents an offer in Huntington Beach's competitive market, the listing agent knows that my letter means the deal is solid.
In a city where homes receive an average of 4 offers and sell in under 46 days, that confidence can make the difference between winning the house and losing it. I've had agents specifically tell me they prefer offers backed by my pre-approvals because they know the financing is buttoned up.
Serving Huntington Beach From Long Beach
I'm based in Long Beach — just a few minutes up PCH from Seal Beach and Huntington Beach. I've helped buyers throughout Surf City, from first-time condo purchases near the pier to $1.5M jumbo deals in Seacliff. I'm the Chair of the Pacific West Association of REALTORS® Young Professionals Network (YPN) and regularly host education classes for realtors on topics like VA loans, down payment assistance programs, and creative financing solutions.
You're not working with a call center. You're working with someone who knows this coastline, knows these agents, and knows how to get your deal across the finish line. Let's make a plan.
Frequently Asked Questions
How much do I need for a down payment to buy in Huntington Beach?
It depends on the property and loan type. For a $900,000 condo with conventional financing, you could put as little as 3-5% down — that's $27,000 to $45,000. FHA allows 3.5% down (roughly $31,500 on $900K). VA loans require zero down. For jumbo purchases above $1.25M, I have lenders that allow 5% down up to $1.5M. And down payment assistance programs can reduce those numbers even further.
What is the FHA loan limit in Orange County for 2026?
The 2026 FHA loan limit for a single-unit property in Orange County is $1,249,125. FHA loans between $832,750 and $1,249,125 are considered high-balance and may carry slightly higher rates than loans under the low-balance threshold.
What is the conforming loan limit in Orange County for 2026?
The 2026 conforming loan limit for Orange County is $1,249,125 (high-balance). The low-balance limit is $832,750. If your loan can stay under $832,750, you'll typically get a better rate. Above $1,249,125 requires jumbo financing.
Can I buy a home in Huntington Beach with a VA loan?
Yes — and it's one of the best options available. VA loans require zero down payment with no PMI, and there's no county loan limit for eligible veterans in 2026. That means you can finance a $1.3M home in Huntington Beach with nothing down. Given the city's military roots and proximity to bases, VA loans are a natural fit here.
What first-time buyer programs are available in Huntington Beach?
California's Dream For All program offers up to 20% of the purchase price with no monthly payments (lottery-based). CalHFA MyHome provides up to 3.5% as a deferred-payment loan. CalPlus with ZIP Extra includes a 3% closing cost grant. Orange County's MAP program offers up to $80,000 for income-eligible buyers. And through my wholesale relationships, I access lender-specific DPA programs that can cover up to 100% of the FHA down payment.
What's the difference between a mortgage broker and a bank?
A bank offers its own products at its own rates. If you don't fit their guidelines, you're done. As a broker, I shop your loan across 150+ wholesale lenders to find the best combination of rate, program, and lender for your specific situation. In Huntington Beach — where you might need a jumbo lender with 5% down, an FHA lender that approves a tricky condo, or a DSCR loan for an investment property — that flexibility is everything.
How much house can I afford in Huntington Beach?
It depends on your income, debts, down payment, and loan program. Huntington Beach has a median home price around $1.2M — at 5% down, that's about $60,000 plus closing costs. Prices vary widely depending on proximity to the coast, and jumbo financing kicks in above $1,249,125. I can run your exact numbers in a quick call.
What are closing costs when buying in Huntington Beach?
Closing costs in Huntington Beach typically run 2-5% of the purchase price. On a $1.2M home, that's roughly $24,000 to $60,000 covering the appraisal, title insurance, escrow fees, and lender charges. Because I shop across 150+ lenders, I can often find options with lender credits that offset some of those costs.
Can I buy a home in Huntington Beach if I'm self-employed?
Yes — this is one of my specialties. Traditional banks often struggle with self-employed borrowers, but I have access to bank statement loan programs that use 12-24 months of deposits instead of tax returns. There are also asset depletion and profit-and-loss programs. The key is finding a lender whose guidelines fit your situation, and that's exactly what broker access is for.
What happens if my appraisal comes in low in Huntington Beach?
It happens, especially in a coastal market where values can shift block by block depending on proximity to the beach. You have options: renegotiate the purchase price with the seller, make up the difference in cash, challenge the appraisal with comparable sales data, or walk away. I've helped clients navigate all of these scenarios.
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