Central OC · Service Area
Your Mortgage Lender in Tustin
Tustin gives buyers a genuine range: Old Town character homes, established tracts, and new construction around Tustin Legacy. Cris helps Tustin buyers with conventional low-down programs, VA loans, and new-build financing where the builder's 'preferred lender' isn't always the best deal.
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Buying or refinancing in Tustin
A Tustin client's review tells the story better than we can: after her original lender abandoned the deal mid-escrow, Cris and the team stepped in and closed it. That rescue-file reputation is why Tustin realtors hand us their complicated buyers.
New construction at the Legacy comes with builder-lender incentives worth comparing, not accepting. We price against the builder's offer so you know whether the credit is actually a discount — sometimes it is, often it's not.
Who you would be working with
Cris Pacheco is a mortgage loan officer serving Tustin 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.
Tustin 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 Tustin
Tustin mortgage questions
+Should I just use the builder's preferred lender for a new Tustin build?
Compare first. Builder credits can be real savings, but they're sometimes offset by higher rates or fees. We'll price the same loan side by side so the incentive math is transparent — and if the builder's deal wins, we'll tell you.
Ready to make a move in Tustin?
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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