Westside · Pasadena · South Bay · NMLS #1498678
Los Angeles mortgages for founders, the self-employed, and high-net-worth buyers
Qualify on your business deposits or your assets instead of tax returns and a paycheck, and pair it with jumbo financing from 10% down with no mortgage insurance. Every cost itemized upfront, and an average clear-to-close of 17 days.
50+
Loan Programs
30 residential
17
Day Avg. Close
Clear-to-close timeline
10%
Jumbo Down
No mortgage insurance
$0
Surprise Fees
Itemized on day one
Lumen Mortgage Corporation (NMLS #1498678) is licensed in California and Oregon, financing homes, condos, and rentals in Los Angeles, Santa Monica, Beverly Hills, Pasadena, Malibu, and the South Bay across Los Angeles County. We offer 50+ loan programs spanning residential, multifamily, agricultural and commercial, with an average clear-to-close of 17 days.
Who is a good mortgage lender for self-employed borrowers in Los Angeles?
Lumen Mortgage finances homes and rentals across Los Angeles County for founders, business owners, creatives, and high-net-worth buyers whose tax returns don't show what they can afford. Bank statement loans qualify you on 12–24 months of deposits instead of tax returns, and asset depletion loans qualify you on savings, brokerage, and retirement balances instead of a paycheck. Both pair with California jumbo loans from 10% down with no mortgage insurance. We recently pre-approved retired Pasadena clients on their assets alone for a $2.7M home with 50% down, so they could buy before selling and without taking retirement distributions. With 50+ loan programs, an average 17-day clear-to-close, and every cost itemized upfront, we lend in Los Angeles, Santa Monica, Beverly Hills, Pasadena, Malibu, Culver City, Manhattan Beach, and the valleys.
Best for: Founders, self-employed borrowers, high-net-worth buyers qualifying on assets, jumbo buyers, and investors buying 1–10 unit rentals in Los Angeles.
2026 Market Numbers
What does it take to buy a home in Los Angeles?
Los Angeles County is at the 2026 high-cost ceiling of $1,249,125 for conforming and FHA loans. The typical county home is worth about $872,000 and the typical City of Los Angeles home about $928,000, so many condos and homes fit conforming or FHA. Pasadena (about $1.19 million) sits just under the limit, Santa Monica (about $1.66 million) is above it, and Beverly Hills (about $3.68 million) and Manhattan Beach (about $3.35 million) are deep in jumbo territory. Bank statement and asset depletion qualifying work at both conforming and jumbo loan sizes.
Los Angeles County typical home value
~$872K
Zillow, Sep 2026 (up 0.4%, ~27 days to pending)
City of Los Angeles typical home value
~$928K
Zillow, Sep 2026 (down 0.5%, ~32 days to pending)
Beverly Hills typical home value
~$3.68M
Zillow, Sep 2026 (up 9.3%)
Manhattan Beach typical home value
~$3.35M
Zillow, Sep 2026 (up 9.4%, ~20 days to pending)
Santa Monica typical home value
~$1.66M
Zillow, Sep 2026 (up 1.7%, ~33 days to pending)
Pasadena typical home value
~$1.19M
Zillow, Sep 2026 (up 0.7%, ~26 days to pending)
Conforming limit (1–4 units)
$1,249,125
2–4 units $1.60M / $1.93M / $2.40M, 2026
FHA limit (1–4 units)
$1,249,125
2–4 units $1.60M / $1.93M / $2.40M, 2026
HUD median sale price
$1,300,000
Los Angeles County, CY2026 FHA limit data
Home values are approximate, based on public market reports. Loan limits are 2026 FHFA and HUD figures. Sources: FHFA, HUD FHA limits, Zillow (Los Angeles County); city values from Zillow, Sep 2026.
The Full Payment
What will a Los Angeles mortgage payment really cost?
Most rate quotes show only principal and interest. Here are three full Los Angeles examples, including how a founder and a post-exit executive actually qualify, with every line shown.
Founder buying on the Westside, bank statement jumbo
$2,500,000 price · 20% down · $2,000,000 loan qualified on 24 months of business deposits · example 7.0%
- Principal & interest (30-yr fixed)
- $13,306
- Or interest-only
- $11,667
- Property tax (1.1%)
- $2,292
- Homeowners insurance (example)
- $450
No tax returns. Qualifying income comes from your deposits after an expense factor. Run yours with the bank statement calculator.
Executive after an exit, asset depletion
$1,800,000 Pasadena home · 30% down · $1,260,000 loan · $3,000,000 in brokerage and retirement accounts · example 7.0%
- Principal & interest (30-yr fixed)
- $8,383
- Property tax (1.1%)
- $1,650
- Homeowners insurance (example)
- $350
- Income from assets (60-month method)
- $50,000/mo
$3,000,000 ÷ 60 months = $50,000 a month in qualifying income, before program adjustments. No paycheck or tax returns required.
Silver Lake jumbo, 10% down
$1,600,000 price · 10% down · $1,440,000 jumbo loan · no mortgage insurance · example 6.5%
- Principal & interest (30-yr fixed)
- $9,102
- Or interest-only (40-yr fixed, 10 yrs IO)
- $7,800
- Property tax (1.1%)
- $1,467
- Homeowners insurance (example)
- $300
No mortgage insurance at 10% down. The interest-only option lowers the payment by about $1,300 a month for the first 10 years.
Illustrative examples only, not a rate quote or commitment to lend. Rates shown are example rates; your rate depends on credit, down payment, property, and market conditions. Property tax estimated at 1.1% of the price; HOA dues, special assessments, and insurance vary by property. Check the actual tax bill before you write an offer.
| Cost | Usually paid by | What to know |
|---|---|---|
| County transfer tax | Seller | $1.10 per $1,000 of the price in Los Angeles County. |
| City transfer taxes | Varies | The City of Los Angeles and several other cities add their own transfer tax, and the City of Los Angeles adds the Measure ULA tax on sales above a threshold that adjusts each year. Who pays is negotiable. |
| Owner's title policy | Seller | Protects the buyer's ownership. Customarily paid by the seller in Southern California. |
| Lender's title policy | Buyer | Required by the lender and priced on the loan amount. |
| Escrow fee | Split | Commonly split between buyer and seller. |
| Lender fees and points | Buyer | Origination, underwriting, and any discount points. Every one is itemized on your Loan Estimate. |
| Appraisal | Buyer | Higher for jumbo, hillside, and multi-unit homes. Some loans need two appraisals. |
| Prepaid tax, insurance, and interest | Buyer | Property tax installments, the first year of insurance, and interest to month-end. |
Built for Los Angeles
How do founders and high-net-worth buyers qualify in Los Angeles?
Los Angeles runs on founders, creatives, and investors whose income doesn't fit a W-2. Here's how we match programs to the way people actually earn and buy here.
Founders and startup owners
Founders often pay themselves a modest salary, reinvest profits, and write off everything they can, so their tax returns show a fraction of what the business really supports. Bank statement loans qualify you on 12–24 months of personal or business deposits instead of tax returns, with LLC or revocable trust vesting and no limit on the number of properties you own.
Self-employed creatives and consultants
Producers, editors, writers, agents, and consultants are often paid project by project through a loan-out company or S-corp. Bank statement loans smooth out uneven months by averaging deposits, and 1099 or P&L loans fit contractors whose tax returns understate what they earn.
High-net-worth buyers: qualify on assets
After an exit, in retirement, or living on investments, you may have significant wealth and little taxable income. Asset depletion turns savings, brokerage, and retirement balances into qualifying income, with 36-month and 60-month portfolio programs plus the Fannie Mae and Freddie Mac methods. 10% down, 620+ credit, $150K to $3M+.
Jumbo buyers above $1,249,125
Beverly Hills, Manhattan Beach, Santa Monica, and much of the Westside and the hills are jumbo territory. Our California jumbo loans start at 10% down for most buyers and 0% for VA and physician loans, with no mortgage insurance and a 40-year fixed with 10 years interest-only. Best pricing with strong credit (740+).
Investors: 1–10 units
Duplexes, fourplexes, and small apartment buildings across the city and the valleys. DSCR loans qualify on the property's rent for 1–4 and 5–10 units, with LLC or revocable trust vesting, interest-only, and 40-year fixed options. DSCR requires a 620+ credit score.
Move-up buyers, ADUs, and cash-out
Buy your next home before you sell with a bridge loan, build an ADU for family or rental income, or pull equity with cash-out above $500,000, subject to loan-to-value limits.
Residential Programs
Home loans available in Los Angeles
Los Angeles buyers can choose from bank statement, asset depletion, jumbo, P&L, 1099, crypto, DSCR (1–4 and 5–10 units), non-warrantable condo, bridge, ADU, conventional, FHA, and VA loans. The right one depends mostly on how you earn your income and the property.
| Situation | Usual best fit | Typical borrowers and areas |
|---|---|---|
| Founder or self-employed | Bank statement (12–24 months of deposits), P&L, or 1099 qualifying instead of tax returns | Business owners, startup founders, creatives, and consultants |
| Wealth, little income | Asset depletion: 36- or 60-month portfolio programs, or the Fannie Mae and Freddie Mac methods; 10% down, 620+ | Post-exit founders, executives, retirees, and investors |
| Above $1,249,125 | Jumbo — 10% down for most buyers and 0% for VA and physician loans, no MI, 40-year fixed with 10 years interest-only | Beverly Hills, Manhattan Beach, Santa Monica, Malibu, and the hills |
| Up to $1,249,125 | Conventional and high-balance conforming, FHA 3.5% down, VA 0% down | Pasadena, Long Beach, the valleys, the Eastside, and many condos |
| Rentals | DSCR for 1–4 and 5–10 units (620+ credit), LLC or revocable trust vesting, interest-only available | Duplexes to small apartment buildings citywide |
Price ranges assume a primary residence unless noted and are guides, not approvals. Your best program depends on credit, down payment, income, and the property.
Bank Statement
Qualify on 12–24 months of deposits.
Asset Depletion
Qualify on savings and investments.
Jumbo
10% down for most buyers; 0% for VA and physicians. No MI.
Profit & Loss
Qualify on a CPA-prepared P&L.
1099 Income
For contractors and creatives.
Crypto
Qualify with digital assets.
DSCR 1–4 Units
Qualify on rent. 620+ credit.
DSCR 5–10 Units
Small apartment buildings.
Non-Warrantable Condo
Buildings that fail agency rules.
Bridge
Buy your next home before you sell.
Refinance
Rate/term or cash-out above $500K.
ADU
Build or buy with an accessory dwelling.
Conventional
Up to $1,249,125 high-balance.
FHA
3.5% down. Same high-balance limit.
VA
0% down, no monthly mortgage insurance.
Physician
For doctors and medical professionals.
Local Knowledge
What's different about financing a Los Angeles home?
Tax returns that understate income
Founders and creatives often show low taxable income on purpose. Bank statement and P&L loans count what actually comes into your accounts, not what's left after write-offs.
Wealth that isn't income
Equity from a company sale, vested stock, or a retirement portfolio can qualify you through asset depletion, without selling investments or taking taxable distributions.
Hillside and unique-home appraisals
View homes in the hills and along the coast have few true comparables. We order appraisals early and structure the loan around a realistic value.
Transfer taxes
On top of the county transfer tax, the City of Los Angeles and several other cities charge their own, and the City of Los Angeles adds the Measure ULA tax on higher-priced sales. Build these into your offer math.
Rent stabilization
Many older Los Angeles rentals fall under the city's rent stabilization ordinance, which limits annual increases. Underwrite current rents, not hoped-for ones.
Competitive offers
Desirable homes still draw multiple offers. A 17-day average close, a full pre-approval, and bridge financing help your offer stand out.
Communities Served
Where in Los Angeles do you lend?
From Malibu and the Westside to Pasadena, the valleys, and the South Bay — and the rest of California.
Nearby: Orange County · San Diego County · Temecula Valley · Santa Ynez Valley · Paso Robles & SLO County · San Francisco & Oakland.
Preferred Agents
Looking for a great real estate agent in Los Angeles?
Are you looking for a knowledgeable agent who can help you find the best options for your family, schools, work, recreation, and investments in Los Angeles? 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
- Luxury and hillside homes
- Condos and multi-unit buildings
- Relocations and move-up purchases
- Investment opportunities
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
"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
"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
"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
FAQ
Common questions from Los Angeles buyers
What are the 2026 loan limits in Los Angeles County?
Can a founder or business owner get a mortgage without tax returns?
Which bank statements do I need to provide?
Can I qualify for a mortgage on my assets instead of income?
Can I combine business income and assets to qualify?
What does a jumbo loan look like in Los Angeles?
Can I use crypto to qualify or close?
Do you finance 1–4 and 5–10 unit rentals in Los Angeles?
Can I buy my next Los Angeles home before I sell?
Can I get insurance on a hillside or wildfire-area home?
What fees will I pay, and when will I see them?
How fast can you close a mortgage in Los Angeles?
Free Tools
Run your numbers
The calculators our clients use most for this market. Part of our 20+ free tools.
Bank statement calculator
Turn 12–24 months of deposits into qualifying income.
Open calculatorAssets-as-income calculator
See how much your savings and investments qualify you for.
Open calculatorJumbo loan calculator
Payments above the $1,249,125 limit, with no MI.
Open calculatorDSCR calculator
See if a rental's income covers the payment.
Open calculatorFurther Reading
Guides for self-employed and high-net-worth buyers
Buying in Los Angeles? 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.
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.