South OC · Service Area
Your Mortgage Lender in Dana Point
Dana Point's harbor, bluff-top view homes, and Lantern District condos make it a jumbo and second-home market. Cris Pacheco handles full-doc jumbo, bank statement jumbo for business owners, and $0-down VA jumbo for Veterans buying on the South Orange County coast.
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Buying or refinancing in Dana Point
View premiums drive Dana Point values, and appraisers vary in how they support them. On bluff and hillside properties, an appraisal that misses the view comp can cost you the deal. Preparing the file — and the appraisal package — with that in mind is standard practice here.
Second-home and investment purchases are common, and both carry different down payment, reserve, and rate treatment than primary residences. Condo financing in the Lantern District adds HOA review: owner-occupancy ratios, reserve funding, and litigation status can all affect which loans a building qualifies for. We check the HOA before you're emotionally committed.
For Veterans, Dana Point is very much in reach with full entitlement and no VA loan limit — the harbor lifestyle at $0 down surprises people who assumed coastal OC was off the table.
Who you would be working with
Cris Pacheco is a mortgage loan officer serving Dana Point and all of Orange County with EZ Fundings Home Loans, Inc., a U.S. Marine Corps Veteran and USC Marshall School of Business alum, licensed under NMLS #1961452 (company NMLS #1156892). Verify his license independently at NMLS Consumer Access. Se habla español.
Dana Point loan limits and price breakpoints for 2026
Orange County is a federally designated high-cost area, so it sits at the national ceiling for both conforming and FHA lending. Which tier your loan amount falls into changes your pricing and your guidelines more than almost any other single factor.
Conforming
Up to $832,750
Best available pricing. Standard Fannie Mae and Freddie Mac terms.
High-balance conforming
$832,751 to $1,249,125
Still agency-backed, but priced slightly above the baseline tier. Available because Orange County is a high-cost area.
Jumbo
Above $1,249,125
Portfolio and private-investor money. Guidelines, reserve requirements and pricing vary widely between investors, which is why shopping the file matters most here.
The highest price you can buy before your loan becomes a jumbo
What determines your tier is the loan amount, not the purchase price. More money down means a higher price while still keeping agency financing. These are the exact breakpoints at the 2026 Orange County ceiling of $1,249,125.
| Down payment | Max price, best-priced tier | Max price before jumbo |
|---|---|---|
| FHA, 3.5% down | $862,953 | $1,294,430 |
| Conventional, 5% down | $876,579 | $1,314,868 |
| Conventional, 10% down | $925,278 | $1,387,917 |
| Conventional, 20% down | $1,040,938 | $1,561,406 |
| Conventional, 25% down | $1,110,333 | $1,665,500 |
Breakpoints are calculated from the 2026 Orange County limits: baseline conforming $832,750, high-balance conforming and FHA ceiling $1,249,125. A Veteran with full entitlement has no VA loan limit, so these breakpoints do not apply to VA financing. Figures are for one-unit properties and exclude closing costs and financed FHA upfront mortgage insurance. For an exact number on your scenario, ask.
Loan programs that fit Dana Point
Dana Point mortgage questions
+Is financing a Dana Point condo different from a single-family home?
Yes. Lenders review the HOA itself — owner-occupancy percentage, reserves, insurance, and any litigation. A building that fails review limits your loan options regardless of how strong you are as a borrower, so we check the HOA early.
+How does a second home change my loan terms?
Second homes typically require a larger down payment, more reserves, and price slightly higher than primary residences. Investment properties go further still — and that's often where a DSCR loan becomes the better tool.
+Can a Veteran buy a Dana Point home with no down payment?
For a primary residence, yes — full VA entitlement carries no loan limit, so harbor-area prices are financeable at $0 down. VA loans can't be used for second homes or pure investments.
Ready to make a move in Dana Point?
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