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Historic Main Street in downtown Placerville, El Dorado County, California, with the Bell Tower and Gold Rush–era brick storefronts

El Dorado County · California · NMLS #1498678

Mortgage lender for El Dorado County: El Dorado Hills, Placerville, and the foothill wine country

Jumbo buyers, Bay Area movers, acreage and vineyard buyers, and first-time buyers across El Dorado County — 30 residential programs, every cost itemized upfront, and an average clear-to-close of 17 days.

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30

Residential Programs

Of 50+ total programs

17

Day Avg. Close

Clear-to-close timeline

20+

Free Calculators

No sign-up required

$0

Surprise Fees

Itemized on day one

Lumen Mortgage Corporation (NMLS #1498678) is licensed in California and Oregon, financing homes in El Dorado Hills, Cameron Park, Shingle Springs, Placerville, Diamond Springs, Pollock Pines, and Somerset across El Dorado County. We offer 50+ loan programs spanning residential, multifamily, agricultural and commercial, with an average clear-to-close of 17 days.

Reviewed by David Blackmon

Mortgage Advisor · Portland, OR · NMLS #1017565 · Updated

Quick Answer

Who is a good mortgage lender in El Dorado County, California?

Lumen Mortgage finances homes across El Dorado County, including El Dorado Hills, Cameron Park, Shingle Springs, Placerville, Diamond Springs, Pollock Pines, and Somerset. We offer 30 residential programs (50+ loan programs spanning residential, multifamily, agricultural and commercial), an average 17-day clear-to-close, and every cost itemized upfront. That includes jumbo loans for El Dorado Hills, acreage and vineyard financing, bridge loans for Bay Area movers, and help finding insurance for high fire-risk homes.

2026 conforming limit: $832,750 (no high-balance tier)
2026 FHA limit: $764,750
Jumbo from 10% down, no MI
Hobby farm, equestrian, and vineyard financing
Best pricing with strong credit (740+)

Best for: El Dorado Hills jumbo buyers, Bay Area and Sacramento movers, acreage and wine-country buyers, and first-time buyers across El Dorado County.

Licensed in California & Oregon
Every cost itemized upfront
17-day avg. clear-to-close
Jumbo, acreage & vineyard expertise
Insurance partners for high fire-risk homes

2026 Market Numbers

What does it take to buy a home in El Dorado County?

The 2026 conforming limit is $832,750 with no high-balance tier, so anything above it is jumbo. FHA goes up to $764,750. With a county median sale price around $665,000, Placerville homes (about $525,000) fit conventional or FHA easily. El Dorado Hills homes average about $903,000, so buyers putting less than about 8% down there cross into jumbo.

El Dorado Hills typical home value

~$903K

Zillow, Sep 2026 (up 1.2%, ~36 days to pending)

Placerville typical home value

~$525K

Zillow, Sep 2026 (up 0.7%, ~35 days to pending)

Cameron Park typical home value

~$627K

Zillow, Sep 2026 (up 0.2%)

Conforming limit (1 unit)

$832,750

Single-family, 2026

FHA limit (1 unit)

$764,750

Single-family, 2026

Conforming: 2 · 3 · 4 units

$1,066,250 · $1,288,800 · $1,601,750

2026

FHA: 2 · 3 · 4 units

$979,000 · $1,183,400 · $1,470,700

2026

Home prices are approximate, based on public market reports. Loan limits are 2026 FHFA and HUD figures. Sources: FHFA, HUD FHA limits, Zillow (El Dorado Hills), Zillow (Cameron Park).

Built for El Dorado County

Which loan fits an El Dorado County purchase?

Buyers here are often moving from the Bay Area, stepping up to an El Dorado Hills jumbo, or buying acreage, horses, or vines in the foothills. Here's how we match programs to the way people actually buy here.

El Dorado Hills and Serrano jumbo buyers

El Dorado County has no high-balance tier, so any loan above $832,750 is jumbo. Jumbo financing starts at 10% down for most buyers and 0% for VA and physician loans, with no mortgage insurance and a 40-year fixed option with 10 years interest-only.

California jumbo Physician loans

Bay Area and Sacramento movers

Many buyers keep a Bay Area or downtown Sacramento job and work from home in El Dorado Hills, Cameron Park, or Shingle Springs. Remote income qualifies the same as office income. Buying before you sell? A bridge loan unlocks your current home's equity first.

Bridge loans Conventional loans

Acreage, hobby farms, and horse property

From Shingle Springs and Rescue to Pleasant Valley and Somerset, the county is full of acreage with wells, septic, barns, and arenas. We finance hobby farms and horse property, and agricultural loans when the land is a working operation.

Hobby farm loans Equestrian loans

Apple Hill orchards and Fair Play vineyards

Apple Hill above Camino and the Fair Play and Pleasant Valley wine country draw buyers looking for orchards, vineyards, and tasting-room properties. A home with a few acres of vines may fit a residential or hobby farm loan; an income-producing operation may fit an agricultural loan.

California agricultural loans Hobby farm loans

First-time buyers

Placerville, Diamond Springs, and Pollock Pines offer the county's more affordable homes. FHA goes up to $764,750, USDA offers 0% down in eligible rural areas, VA offers 0% down for veterans, and CalHFA assistance may help qualifying first-time buyers.

CalHFA USDA loans

Self-employed, investors, and fire rebuilds

Business owners can qualify with bank statement or P&L loans, and retirees with asset-based loans. DSCR loans qualify rentals on the property's rent with a 620+ credit score. We also finance custom builds and rebuilds after the Caldor Fire.

Bank statement loans Construction loans

Residential Programs

Home loans available in El Dorado County

El Dorado County buyers can choose from conventional, FHA, VA, USDA, CalHFA, jumbo, hobby farm, equestrian, agricultural, bridge, vacation home, construction, bank statement, asset-based, DSCR, and physician loans. The right one depends mostly on the price of the home and how you earn your income.

Which loan fits which El Dorado County price point? (2026)
Purchase priceUsual best fitTypical areas
Up to ~$550KFHA 3.5% down, conventional from 3% down, VA 0% down; USDA 0% down in eligible rural areas; CalHFA assistance for first-time buyersPlacerville, Diamond Springs, Pollock Pines, Georgetown
~$550K – $832,750Conventional up to the $832,750 limit; FHA up to $764,750; VA 0% downCameron Park, Shingle Springs, Rescue, parts of El Dorado Hills
Above $832,750Jumbo — 10% down for most buyers and 0% down for VA and physician loans, no mortgage insurance, 40-year fixed with 10 years interest-only availableEl Dorado Hills, Serrano, Cameron Park estates
Acreage, vineyards, and horse propertyHobby farm, equestrian, or agricultural loans depending on the land and its useShingle Springs, Pleasant Valley, Somerset, Fair Play, Camino

Price ranges assume a single-family primary residence and are guides, not approvals. Your best program depends on credit, down payment, income, and the property.

Conventional

From 3% down. Up to the $832,750 limit.

FHA

3.5% down. Up to $764,750.

VA

0% down, no monthly mortgage insurance.

USDA

0% down in eligible rural areas.

CalHFA

California first-time buyer assistance.

Jumbo

10% down for most buyers; 0% for VA and physicians. No MI.

Hobby Farm

Acreage with wells, septic, and outbuildings.

Equestrian

Horse property, barns, and arenas.

Agricultural

Working orchards, vineyards, and ranches.

Bridge

Buy your next home before you sell.

Vacation Home

Second homes near Tahoe and the Sierra.

Construction

Custom builds and fire rebuilds.

Bank Statement

Qualify on 12–24 months of deposits.

Asset Depletion

Qualify on savings and investments.

DSCR

Qualify on rental income. 620+ credit.

Physician

For doctors and medical professionals.

View all 30 residential programs

Local Knowledge

What's different about financing an El Dorado County home?

Insurance first, not last

In high fire-risk areas, insurance can be the hardest part of closing. We start quotes during pre-approval so the premium is built into your numbers before you write an offer.

Wells, septic, and shared roads

Foothill homes often have private wells, septic systems, and private or shared roads. We flag well tests, septic inspections, and road maintenance agreements early.

Horse property appraisals

Barns, arenas, and acreage can be hard to compare. Rural appraisals take longer, so we order early and look at whether equestrian, hobby farm, or agricultural financing fits best.

Jumbo starts at $832,750

El Dorado County has no high-balance tier, unlike Bay Area counties. A loan that was conforming in San Mateo or Santa Clara can be jumbo here, so we compare both before you write an offer.

Vineyards, orchards, and use

In Fair Play, Pleasant Valley, and Apple Hill, how the land is used decides the loan. A home with some vines is residential; a producing vineyard or winery is agricultural.

Fire rebuilds and new construction

After the Caldor Fire, many owners are rebuilding near Grizzly Flats and Pollock Pines. Construction loans can fund the build, and newer fire-resistant homes may be easier to insure.

Wildfire & Insurance

Can you get a mortgage on a home insured through the California FAIR Plan?

Usually, yes. Many El Dorado County homes can only get fire coverage through the California FAIR Plan. Lenders generally accept it when it's paired with a "difference in conditions" policy that covers what the FAIR Plan leaves out. The key is getting quotes early.

What the FAIR Plan covers

The FAIR Plan is California's insurer of last resort. It mainly covers fire, lightning, and smoke. It isn't a full homeowners policy on its own.

Filling the gaps

A difference in conditions (DIC) policy adds liability, theft, water damage, and other coverage. Together they usually meet lender requirements.

Why timing matters

Your premium is part of your payment and your debt-to-income ratio. A high quote found late can shrink your budget or delay closing.

Insurance partners who know fire country

We work with insurance agents who consistently find some of the most competitive and comprehensive quotes for homes in high fire-danger areas. We'll connect you during pre-approval, so you know your real payment before you make an offer.

Insurance agent? Partner with us

Insurance is provided by independent licensed agents, not Lumen Mortgage. Learn more at the California FAIR Plan.

Communities Served

Where in El Dorado County do you lend?

Everywhere from El Dorado Hills and Cameron Park to Apple Hill, the Fair Play wine country, and the Georgetown Divide — and the rest of California.

El Dorado HillsCameron ParkShingle SpringsPlacervilleDiamond SpringsPollock PinesSomersetGeorgetown
SerranoBlackstoneRescueCoolPilot HillLotusColomaGarden ValleyCaminoApple HillPleasant ValleyFair PlayMount AukumGrizzly FlatsLatrobeRancho Murieta areaShingle Springs RanchosGold HillEl Dorado

Also in the foothills: Sonoma & Napa wine country and Placer, Nevada & Yuba counties (Gold Country). Looking for land or horses? See our equestrian property loans.

Preferred Agents

Looking for a great real estate agent in El Dorado County?

Are you looking for a knowledgeable agent who can help you find the best options for your family, schools, work, recreation, and investments in El Dorado County? We work with the best agents in the region, and we'd be happy to make an introduction.

  • Schools and neighborhoods
  • Commutes and remote-work setups
  • Folsom Lake, trails, and Tahoe access
  • Acreage, horse, and vineyard property
  • Bay Area and Sacramento relocations
  • Investment opportunities
Request an Introduction 503-966-9255

Client Reviews

What California borrowers say

5.0 stars across 62 reviews: 40 Google reviews · 15 Zillow reviews · 7 Yelp reviews

"David and his team did an amazing job from the beginning to end."

"He takes the time to show you all options available to you as a buyer. We will use David and his team at Lumen for all future transactions."

Jenna D.

Gold Country homebuyer · Google review

Read all our Google reviews

"David and his team are top-notch. We've worked with many lenders over the years and David is in a league of his own. We'll never use a different lender!"

Wendy L.

Jumbo refinance, El Segundo · Google review

Read all our Google reviews

"David is amazing to work with!"

"He is incredibly thorough and patiently answers all of my many questions. Lumen uses a very impressive program to visually compare the rates, which made my decision making process a breeze. The refi process was so quick. I recommend David and Lumen Mortgage to everybody!"

Jett L.

California refinance client · Google review

Read all our Google reviews

"I’ve worked with many different lending teams and David Blackmon is hands-down the best."

"Customer service, industry knowledge, responsiveness, etc. are all five-star quality. This team is the best in the business!"

Tom P.

California client · Google review

Read all our Google reviews

FAQ

Common questions from El Dorado County buyers

What are the 2026 loan limits in El Dorado County?
The 2026 conforming loan limit in El Dorado County is $832,750 for a single-family home ($1,066,250 for 2 units, $1,288,800 for 3, and $1,601,750 for 4). The county has no high-balance tier, so any loan above $832,750 is jumbo. The 2026 FHA limit is $764,750 for one unit ($979,000 for 2, $1,183,400 for 3, and $1,470,700 for 4).
Do I need a jumbo loan to buy in El Dorado Hills?
Often, yes. The typical El Dorado Hills home is worth about $903,000 (Zillow, September 2026), so with less than about 8% down, or on a higher-priced home, your loan will be above the $832,750 conforming limit. Our California jumbo loans start at 10% down for most buyers and 0% down for VA and physician loans, with no mortgage insurance, a 40-year fixed option with 10 years interest-only, and no autopay or banking-relationship requirement. Best pricing with strong credit (740+).
Can I get a mortgage if my home insurance is through the California FAIR Plan?
Usually, yes. Many El Dorado County homes in high fire-risk areas, especially above Placerville and along Highway 50, can only get fire coverage through the California FAIR Plan. Lenders generally accept a FAIR Plan policy paired with a separate "difference in conditions" policy that adds liability, theft, and water damage coverage. Get insurance quotes before you write an offer, because premiums change your payment and what you qualify for. We work with insurance agents who regularly find competitive, comprehensive coverage for high fire-risk homes, and we'll connect you early.
How does fire insurance cost affect how much home I can buy?
Homeowners insurance is part of your monthly payment and your debt-to-income ratio. A higher premium means a lower maximum purchase price for the same income. That's why we start insurance quotes during pre-approval, not after you're in contract.
Can I buy my next home in El Dorado County before selling my Bay Area home?
Yes. A bridge loan uses the equity in your current home to fund your next purchase, so you can make a non-contingent offer and sell afterward. Bridge terms run 1–24 months, up to 80% LTV, with interest-only payments and no prepayment penalty.
Can I keep working remotely for a Bay Area or Sacramento company?
Yes. Remote income qualifies the same way as in-office income. Lenders verify your job and pay with your employer, and some programs ask the employer to confirm the role is remote. If you're relocating for a new job, many programs let you qualify on a signed offer letter before your start date.
Can I finance a South Lake Tahoe or El Dorado County Airbnb or short-term rental?
Yes. A DSCR loan qualifies on the property's rental income instead of your tax returns. Airbnb or VRBO income can count when it's backed by 12 months of rental history or a market rent analysis. Short-term rentals carry a 5% LTV reduction from the DSCR program maximums, so plan on at least 25% down on a purchase. DSCR loans need a 620+ credit score and allow LLC vesting and a 40-year fixed option. South Lake Tahoe and El Dorado County both regulate vacation rentals, and South Lake Tahoe limits them in many residential areas, so confirm the property can be permitted before you write an offer.
Do you finance acreage and horse property around Placerville and Shingle Springs?
Yes. We finance horse property, hobby farms, and acreage homes in Shingle Springs, Rescue, Pleasant Valley, Somerset, Garden Valley, and across the county. Wells, septic, barns, and shared roads are common here, so we review them early to avoid appraisal surprises. See our hobby farm loans and equestrian property loans.
Is there a limit on how many acres I can finance in El Dorado County?
We have loan options with no limit on acreage, from jumbo loans for luxury estates, hobby farm and equestrian loans for homes on large parcels, to agricultural loans for working ranches and orchards around Pleasant Valley, Somerset, and Fair Play. The best fit depends on how the land is used and whether it produces income, so we review the parcel, the improvements, and the appraisal before choosing.
Can I finance a vineyard or orchard in Fair Play or Apple Hill?
Yes. If the property is mainly a home with some vines or fruit trees, a residential or hobby farm loan may fit. If it's an income-producing vineyard, orchard, or winery, an agricultural loan usually fits better. Agricultural loans run from $500,000 to $25,000,000+, with amortizations up to 30 years and payments that can be timed to harvests. Plan on at least 20% down (up to 80% LTV), with the best pricing at 30% down or equity and strong credit (740+). Raw land with no operating income typically needs 30–40% down. See our California agricultural loans.
Are USDA loans available in El Dorado County?
In many areas, yes. USDA loans offer 0% down on homes in eligible rural areas, and much of the county outside El Dorado Hills and Cameron Park may qualify. Household income limits apply. We'll check the address and your income before you shop.
Can I use a VA loan in El Dorado County?
Yes. VA loans offer 0% down with no monthly mortgage insurance, and borrowers with full entitlement have no VA loan limit. VA buyers above the conforming limit can also use our 0% down VA jumbo.
How fast can you close a mortgage in El Dorado County?
Lumen Mortgage's average clear-to-close is 17 days. Acreage, vineyard, jumbo, and construction loans can take longer, mostly because rural appraisals take more time. Starting insurance quotes early helps avoid last-minute delays.

Free Tools

Run your numbers

The calculators our clients use most for this market. Part of our 20+ free tools.

Jumbo loan calculator

Payments above the $832,750 conforming limit, with no MI.

Open calculator

Agricultural loan calculator

Payments and down payment on a vineyard, ranch, or farm.

Open calculator

Bridge loan calculator

Buy your next home before you sell.

Open calculator

Construction loan calculator

Budget a custom home or rebuild.

Open calculator

See all 20+ free tools

Further Reading

Guides for El Dorado County buyers

Financing a 19-Acre Equestrian Estate in Lincoln, California: Conventional vs. Hobby Farm vs. Ag Loans

Financing a 19-Acre Equestrian Estate in Lincoln, California: Conventional vs. Hobby Farm vs. Ag Loans

13 min read
Financing a 30-Acre Grass Valley Vineyard Estate: Conventional vs. Hobby Farm vs. Ag Loans

Financing a 30-Acre Grass Valley Vineyard Estate: Conventional vs. Hobby Farm vs. Ag Loans

14 min read
From $4,000 Rent in San Jose to a Grass Valley Home for Less: A Remote Tech Worker's First Purchase

From $4,000 Rent in San Jose to a Grass Valley Home for Less: A Remote Tech Worker's First Purchase

7 min read

Buying in El Dorado County? Let's run your numbers.

No pressure, no sales pitch. Tell us about the home and we'll show you your options, costs, and timeline upfront. Or call us: 503-966-9255.

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Lumen Mortgage Corporation · NMLS #1498678 · Equal Housing Lender · Licensed in Oregon and California. This is not a commitment to lend. All loan approvals subject to underwriting guidelines. Rate and program availability subject to change without notice.

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