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Cannon Beach and Ecola State Park on the Oregon Coast

Oregon Coast · Clatsop, Tillamook & Lincoln · NMLS #1498678

Mortgage lender for the Oregon Coast: second homes, vacation rentals, and oceanfront homes

Weekend homes, Airbnb and VRBO rentals, oceanfront estates, and retirement moves from Astoria to Newport — second home, DSCR, jumbo, and asset-based financing, 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

10%

Second Home Down

Including jumbo, no MI

$0

Surprise Fees

Itemized on day one

Lumen Mortgage Corporation (NMLS #1498678) is licensed in California and Oregon, financing second homes, vacation rentals, and primary homes in Cannon Beach, Seaside, Manzanita, Lincoln City, Newport, and Astoria along the Oregon Coast. 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 for the Oregon Coast (Cannon Beach, Seaside, Manzanita, and Lincoln City)?

Lumen Mortgage finances second homes, vacation rentals, oceanfront homes, and primary residences along the Oregon Coast, including Cannon Beach, Seaside, Manzanita, Lincoln City, Newport, Astoria, Pacific City, and Depoe Bay. 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 second home and jumbo loans from 10% down, DSCR loans for Airbnb and VRBO rentals, delayed financing after a cash purchase, and asset-based qualifying for retirees.

2026 conforming limit: $832,750 in all coast counties
FHA: $563,500 Clatsop; $541,287 Tillamook and Lincoln (1 unit)
Second homes and jumbo from 10% down, no MI
DSCR from 620+ credit; short-term rentals at least 25% down
Best pricing with strong credit (740+)

Best for: Second-home buyers, vacation rental investors, oceanfront and ocean-view buyers, retirees, and cash buyers using delayed financing.

Licensed in California & Oregon
Every cost itemized upfront
17-day avg. clear-to-close
Second homes and vacation rentals
DSCR loans from 620+ credit

2026 Market Numbers

What are the loan limits on the Oregon Coast?

The 2026 conforming limit is $832,750 in every coast county, and Oregon has no high-balance tier, so anything above that is jumbo. FHA reaches $563,500 in Clatsop County and $541,287 in Tillamook and Lincoln counties. The typical home is about $945,000 in Cannon Beach, $816,000 in Manzanita, $584,000 in Nehalem, $495,000 in Lincoln City, $470,000 in Seaside, and $445,000 in Newport, so many homes fit conventional or second home loans, while Cannon Beach and oceanfront homes often need jumbo.

Cannon Beach typical home value

~$945K

Zillow, Sep 2026 (up 6.4%)

Manzanita typical home value

~$816K

Zillow, Sep 2026 (down 0.7%)

Lincoln City typical home value

~$495K

Zillow, Sep 2026 (up 0.5%, ~77 days to pending)

Nehalem typical home value

~$584K

Zillow, Sep 2026 (up 0.7%)

Seaside typical home value

~$470K

Zillow, Sep 2026 (down 0.2%)

Newport typical home value

~$445K

Zillow, Sep 2026 (up 0.2%)

Clatsop County typical home value

~$519K

Zillow, Sep 2026 (up 0.4%, ~51 days to pending)

Tillamook County typical home value

~$504K

Zillow, Sep 2026 (up 0.4%, ~56 days to pending)

Lincoln County typical home value

~$470K

Zillow, Sep 2026 (up 0.4%, ~61 days to pending)

Conforming limit: 1 · 2 · 3 · 4 units

$832,750 · $1,066,250 · $1,288,800 · $1,601,750

All coast counties, 2026

Clatsop County FHA limit

$563,500

1 unit, Cannon Beach, Seaside, Astoria, 2026

Tillamook & Lincoln FHA limit

$541,287

1 unit, Manzanita to Newport, 2026

Home values are approximate, based on public market reports. Loan limits are 2026 FHFA and HUD figures. Sources: FHFA, HUD FHA limits, Zillow (Cannon Beach), Zillow (Manzanita), Zillow (Nehalem), Zillow (Lincoln City), Zillow (Seaside), Zillow (Newport), Zillow (Clatsop County), Zillow (Tillamook County), Zillow (Lincoln County).

Built for the Oregon Coast

Which loan fits an Oregon Coast purchase?

Buyers here are often adding a weekend home, buying a vacation rental, or retiring to the coast full time. Here's how we match programs to the way people actually buy here.

Second homes and weekend getaways

Most coast buyers live in Portland, the Willamette Valley, or out of state. Second homes start at 10% down, and jumbo goes above the $832,750 limit with 10% down for most buyers and no mortgage insurance.

Vacation home loans Oregon jumbo

Vacation rentals and DSCR

DSCR loans qualify Airbnb and VRBO properties on the rent, not your tax returns, with a 620+ credit score, LLC vesting, and a 40-year fixed option. Short-term rentals need at least 25% down, and income counts with 12 months of rental history or a market rent analysis.

Oregon DSCR DSCR calculator

Oceanfront and ocean-view homes

Oceanfront homes in Cannon Beach, Manzanita, Arch Cape, Neskowin, and Gleneden Beach often run above the $832,750 limit. Jumbo offers a 40-year fixed with 10 years interest-only and no autopay or banking-relationship requirement.

Oregon jumbo Bank statement

Retirees and early retirees

Many buyers move to the coast full time in retirement. Asset-based loans qualify you on savings and retirement accounts, and a bridge loan lets you buy before you sell your current home.

Asset depletion Bridge loans

Cash offers and delayed financing

Coast listings with strong demand can favor cash. With delayed financing you can buy with cash, then replace it with a mortgage shortly after closing, on purchase terms.

Seaside delayed financing Asset depletion

Local families and first homes

In Astoria, Warrenton, Tillamook, Newport, and Lincoln City, FHA reaches $563,500 in Clatsop County and $541,287 in Tillamook and Lincoln counties. VA offers 0% down, and USDA 0% down in eligible rural areas.

FHA loans USDA loans

Residential Programs

Home loans available on the Oregon Coast

Oregon Coast buyers can choose from second home, DSCR, jumbo, asset-based, hobby farm, asset depletion, bank statement, vacation home, bridge, construction, physician, conventional, FHA, VA, USDA, first-time buyer, and DSCR loans. The right one depends mostly on the price of the home and how you earn your income.

Which loan fits which Oregon Coast purchase? (2026)
Purchase priceUsual best fitTypical areas
Up to $541,287FHA 3.5% down in every coast county, conventional from 3% down, VA 0% down; USDA 0% down in eligible rural areasAstoria, Warrenton, Tillamook, Newport, Lincoln City, Waldport
$541,287 – $832,750Conventional up to the $832,750 limit (FHA to $563,500 in Clatsop County); second homes from 10% down; VA 0% downSeaside, Gearhart, Lincoln City, Depoe Bay, Pacific City
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 availableCannon Beach, Manzanita, Arch Cape, Neskowin, oceanfront homes
Vacation rentalsDSCR qualifying on rental income, 620+ credit, at least 25% down for short-term rentals, LLC vestingCannon Beach, Manzanita, Rockaway Beach, Lincoln City, Depoe Bay

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.

Vacation Home

Second homes from 10% down.

DSCR

Qualify on rental income. 620+ credit.

Jumbo

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

Asset Depletion

Qualify on savings and investments.

Bank Statement

Qualify on 12–24 months of deposits.

Bridge

Buy your next home before you sell.

Construction

Custom homes, rebuilds, and ADUs.

Hobby Farm

Acreage with wells, septic, and outbuildings.

Agricultural

Dairies, timber, and ranches. $500K–$25M+.

Physician

For doctors and medical professionals.

Conventional

Up to the $832,750 limit.

FHA

3.5% down. Up to $563,500 in Clatsop County.

VA

0% down, no monthly mortgage insurance.

USDA

0% down in eligible rural areas.

First-Time Buyer

Low down payment options.

Equestrian

Horse property, barns, and arenas.

View all 30 residential programs

Local Knowledge

What's different about financing an Oregon Coast property?

Second home or investment?

Occasional rental is common with a second home, but if you'll mostly rent it out, a DSCR or investment loan is the right fit. We decide this before you write an offer.

Short-term rental rules

Coast cities and counties each set their own short-term rental rules, and some limit or cap new permits. Confirm the property can be used as a rental before you count on that income.

Flood zones and erosion

Homes in a FEMA flood zone need flood insurance, and oceanfront or bluff-top homes can raise erosion questions. We check flood maps and quotes early.

Condotels and condo projects

Condos that operate like hotels can be harder to finance with conventional loans. We review the project early and use non-warrantable or DSCR options when needed.

Wells, septic, and private roads

Rural coast homes often have wells, septic systems, and shared roads. We review them early to avoid appraisal and closing delays.

Oceanfront appraisals

Oceanfront and ocean-view homes have few direct comparables. We order early and use appraisers who know the coast.

Communities Served

Where on the Oregon Coast do you lend?

Everywhere from Astoria, Seaside, and Cannon Beach to Manzanita, Pacific City, Lincoln City, and Newport — and the rest of Oregon.

Cannon BeachSeasideManzanitaLincoln CityNewportAstoriaPacific CityDepoe Bay
GearhartWarrentonArch CapeTolovana ParkNehalemWheelerRockaway BeachBay CityTillamookOceansideNetartsNeskowinGleneden BeachOtter RockWaldportYachatsFlorenceBrookings

More Oregon: Portland · Hood River · Willamette Valley · Salem. Looking for land or horses? See our equestrian property loans.

Preferred Agents

Looking for a great real estate agent on the Oregon Coast?

Are you looking for a knowledgeable agent who can help you find the best options for your family, schools, work, recreation, and investments on the coast? 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 estate properties
  • Oceanfront and ocean-view homes
  • Second homes and vacation rentals
  • Investment opportunities
Request an Introduction 503-966-9255

Client Reviews

What Oregon borrowers say

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

"David and his team over at Lumen did a fantastic job at helping us secure a loan for our ranch in a very tight timeframe. Their customer service was unmatched, and we feel so grateful to have worked with them! Thank you David and team!"

Ronnie R.

Clackamas County ranch, jumbo loan · Google review

Read all our Google reviews

"We were able to close and record well ahead of our original timeline, and I had the keys to a home I absolutely fell in love with!"

"David really took the time to listen to my needs, understand my goals, and help me make decisions that made sense for me—not just get me through the loan process. … What I appreciated most was how much time he spent educating me about the process and the loan itself. … The online tools he uses were also incredibly helpful and made it easy to see exactly what each option looked like and what I was signing up for. The entire process was efficient, organized, and far less stressful than I expected."

Pualani P.

Clackamas County homebuyer · Google review

Read all our Google reviews

"Closed in 10 days!"

"I worked with David from Lumen Mortgage for my first home purchase after my real estate agent referred him. The seller requested a very fast closing in order for me to get a great deal on the house. Being new to the process, I had no idea what it would take to make it happen, but David did! We expedited everything, were constantly in communication via email, phone, text and closed EARLY! I didn’t really understand how fantastic David’s support was until I told others about my experience and they all seemed to be amazed. Thank you David! No doubt he will be my first call on my next real estate purchase."

Skyler H.

Bend first-time homebuyer · Zillow review

FAQ

Common questions from Oregon Coast buyers

What are the 2026 loan limits on the Oregon Coast?
The 2026 conforming limit is $832,750 for a single-family home in Clatsop, Tillamook, and Lincoln counties ($1,066,250 for 2 units, $1,288,800 for 3, and $1,601,750 for 4). FHA limits differ by county: Clatsop County (Astoria, Seaside, Cannon Beach) is $563,500 for 1 unit, $721,400 for 2, $872,000 for 3, and $1,083,650 for 4, while Tillamook County (Manzanita, Pacific City) and Lincoln County (Lincoln City, Newport) are $541,287, $693,050, $837,700, and $1,041,125. Oregon has no high-balance conforming tier, so loans above $832,750 use jumbo financing.
How much do I need down for a second home on the Oregon Coast?
Second home loans start at 10% down, and our jumbo goes above the $832,750 limit with 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+). Veterans may be able to use remaining VA entitlement for a second home they'll occupy part of the year.
Can I rent out my coast second home part of the year?
Occasional rental is common with a second home, but the loan type should match how you'll really use the property. If you'll mostly rent it out, a DSCR loan or investment property loan is usually the right fit. We'll help you choose before you write an offer so the loan matches your plans.
Can I finance a Cannon Beach, Manzanita, or Lincoln City Airbnb or vacation rental?
Yes. A DSCR loan qualifies on the property's rental income instead of your tax returns, and 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, with best pricing with strong credit (740+), and allow LLC vesting and a 40-year fixed option. Coast cities and counties each set their own short-term rental rules, and some limit or cap new permits, so confirm the property can be used as a rental before you buy. Check a property's numbers with our DSCR calculator.
Do I need a jumbo loan to buy in Manzanita or Cannon Beach?
Often, yes. The typical home is about $945,000 in Cannon Beach and $816,000 in Manzanita (Zillow, Sep 2026), at or above the $832,750 conforming limit, and oceanfront and ocean-view homes in Manzanita, Cannon Beach, Arch Cape, and Neskowin often run higher. Our Oregon jumbo loans start at 10% down for most buyers, with no mortgage insurance. Estimate payments with our jumbo calculator.
Can I win a coast home with a cash offer and get a mortgage after?
Yes. With delayed financing, you buy with cash and then take a mortgage on the home shortly after closing, on the same terms as a purchase loan. Pre-approval has to come first. Read how delayed financing won a Seaside second home.
Do coast homes need flood insurance?
Some do. Homes in a FEMA flood zone need flood insurance when they have a federally backed mortgage, and the premium is part of your payment and debt-to-income ratio. Oceanfront and bluff-top homes can also have erosion or shoreline protection questions, so we check flood maps and get insurance quotes early.
Is there a limit on how many acres I can finance on the Oregon Coast?
We have loan options with no limit on acreage, from jumbo loans for oceanfront estates, hobby farm and equestrian loans for homes on large parcels in the Coast Range and river valleys, to agricultural loans for working dairies, timber, and cattle ranches in Tillamook and Clatsop counties. 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 condo on the Oregon Coast?
Usually, yes. Coast condos that operate like hotels, with front desks, rental pools, or short minimum stays, can be harder to finance with conventional loans. We review the project early and can use non-warrantable condo or DSCR options when needed.
Can I qualify for a coast home on retirement savings instead of income?
Yes. Asset depletion loans qualify you on savings, investments, and retirement accounts, which works well for retirees and early retirees buying a full-time or second home on the coast. Self-employed buyers can use bank statement loans. See what your accounts can qualify you for with our assets as income calculator.
Can I buy my next coast home before I sell?
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. Estimate costs with our bridge loan calculator.
How fast can you close a mortgage on the Oregon Coast?
Lumen Mortgage's average clear-to-close is 17 days. Oceanfront, condo, and rural properties can take longer, mostly because appraisals take more time. Starting insurance quotes and well and septic reviews 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.

DSCR calculator

See if a vacation rental's income covers the payment.

Open calculator

Jumbo loan calculator

Oceanfront payments above the $832,750 limit.

Open calculator

Assets as income calculator

Qualify on savings and retirement accounts.

Open calculator

Bridge loan calculator

Buy your next home before you sell.

Open calculator

See all 20+ free tools

Further Reading

Guides for Oregon Coast buyers

Cash Offer Now, Mortgage Later: How Delayed Financing Won a Seaside, Oregon Second Home

Cash Offer Now, Mortgage Later: How Delayed Financing Won a Seaside, Oregon Second Home

9 min read
Conventional vs. DSCR vs. DSCR Interest-Only: How a Brookings Oregon STR Borrower Picked the Right Investment-Property Loan

Conventional vs. DSCR vs. DSCR Interest-Only: How a Brookings Oregon STR Borrower Picked the Right Investment-Property Loan

14 min read
Asset Depletion Loans in Oregon and California: How to Turn Savings, Investments, and Retirement Into Mortgage-Qualifying Income (2026)

Asset Depletion Loans in Oregon and California: How to Turn Savings, Investments, and Retirement Into Mortgage-Qualifying Income (2026)

13 min read

Buying on the Oregon Coast? 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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