Coastal OC · Service Area
Your Mortgage Lender in Huntington Beach
Huntington Beach mixes coastal price points with real neighborhood variety, and it has one of the strongest Veteran communities in coastal Orange County. Cris — a Marine Corps Veteran himself — helps HB buyers use VA loans (including VA jumbo near the water), conventional move-up financing, and cash-out refis.
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Buying or refinancing in Huntington Beach
From inland tracts to the numbered streets by the pier, HB spans conforming to jumbo in a single city. Structuring the down payment to stay conforming — or embracing jumbo where the rate math favors it — is a real decision here, and it changes with the market. We run both.
Longtime HB homeowners sit on serious equity. Cash-out refinances for remodels, ADUs, and investment purchases are a weekly conversation, and the break-even math gets shown honestly — including when the answer is 'keep your current loan.'
Who you would be working with
Cris Pacheco is a mortgage loan officer serving Huntington Beach 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.
Huntington Beach 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 Huntington Beach
Also serving near Huntington Beach
Huntington Beach mortgage questions
+Is a VA loan competitive in Huntington Beach's market?
Yes — when it's presented right. VA offers lose when listing agents fear the process, and win when the lender calls to explain the file is fully underwritten. That call is standard practice on every VA offer we submit.
Ready to make a move in Huntington Beach?
Free consultation, English or Spanish. Get a real answer about your exact scenario, no credit pull to start, and usually a same-day reply.
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