Sacramento · Roseville · Folsom · NMLS #1498678
Mortgage lender for Sacramento, Roseville, Folsom, and the capital region
First-time buyers, state workers, veterans, Bay Area movers, and step-up buyers across Sacramento, Placer, and Yolo counties — 30 residential programs, every cost itemized upfront, and an average clear-to-close of 17 days.
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 Sacramento, Roseville, Folsom, Elk Grove, Citrus Heights, Rancho Cordova, West Sacramento, and Davis across the Sacramento region. 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 in Sacramento, Roseville, and Folsom?
Lumen Mortgage finances homes across the Sacramento area, including Sacramento, Roseville, Folsom, Elk Grove, Citrus Heights, Rancho Cordova, West Sacramento, and Davis. 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 FHA, VA, and CalHFA for first-time buyers, jumbo loans for Folsom and Granite Bay, and bridge loans for Bay Area movers.
Best for: First-time buyers, state workers, veterans, Bay Area movers, and step-up buyers across Sacramento, Placer, and Yolo counties.
2026 Market Numbers
What does it take to buy a home in the Sacramento area?
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 typical Sacramento home around $471,000, most city buyers fit FHA or conventional easily. Roseville and Elk Grove sit comfortably under the limit, while larger Folsom, Granite Bay, and East Sacramento homes often cross into jumbo.
Sacramento typical home value
~$471K
Zillow, Sep 2026 (down 0.6%, ~19 days to pending)
Roseville typical home value
~$644K
Zillow, Sep 2026 (up 0.8%, ~23 days to pending)
Folsom typical home value
~$755K
Zillow, Sep 2026 (flat, ~21 days to pending)
Elk Grove typical home value
~$625K
Zillow, Sep 2026 (down 1.6%, ~16 days to pending)
County median sale price
~$665K
HUD, 2026
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 (Sacramento), Zillow (Roseville), Zillow (Folsom), Zillow (Elk Grove).
Built for Sacramento
Which loan fits a Sacramento-area purchase?
Buyers here are often buying their first home, working for the state, moving from the Bay Area, or stepping up to a larger home in Folsom or Granite Bay. Here's how we match programs to the way people actually buy here.
First-time buyers
Sacramento, Citrus Heights, Rancho Cordova, and North Highlands are some of the most affordable places to buy in the state. FHA goes up to $764,750, conventional loans start at 3% down, and CalHFA assistance may help qualifying first-time buyers with the down payment.
State workers and public employees
State, county, school, and hospital employees make up a large share of buyers here. Steady salaried income is straightforward to qualify, and a signed offer letter can be used if you're starting a new state job before closing.
Bay Area movers
Many buyers sell in the Bay Area and buy in Roseville, Folsom, or Elk Grove, often keeping a remote job. Remote income qualifies the same as office income. Buying before you sell? A bridge loan unlocks your current home's equity first.
Veterans and military families
With McClellan Park, Mather, and Beale and Travis Air Force Bases nearby, VA buyers are common. VA loans offer 0% down with no monthly mortgage insurance, and VA buyers above the conforming limit can use our 0% down VA jumbo.
Folsom, Granite Bay, and East Sac step-up buyers
Sacramento 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.
Self-employed buyers and investors
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, a good fit for Sacramento's strong rental demand near downtown, the universities, and the hospitals.
Residential Programs
Home loans available in the Sacramento area
Sacramento-area buyers can choose from conventional, FHA, VA, CalHFA, USDA, jumbo, bridge, 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.
| Purchase price | Usual best fit | Typical areas |
|---|---|---|
| Up to ~$500K | FHA 3.5% down, conventional from 3% down, VA 0% down; CalHFA assistance for first-time buyers | Sacramento, Citrus Heights, Rancho Cordova, North Highlands, Antelope |
| ~$500K – $832,750 | Conventional up to the $832,750 limit; FHA up to $764,750; VA 0% down | Roseville, Elk Grove, Natomas, Folsom, West Sacramento, Davis |
| Above $832,750 | Jumbo — 10% down for most buyers and 0% down for VA and physician loans, no mortgage insurance, 40-year fixed with 10 years interest-only available | Folsom, Granite Bay, East Sacramento, Land Park |
| Rentals and 2–4 units | DSCR (620+ credit) or conventional and FHA for owner-occupied 2–4 units | Midtown, Oak Park, Curtis Park, Davis |
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.
CalHFA
California first-time buyer assistance.
USDA
0% down in eligible rural areas.
Jumbo
10% down for most buyers; 0% for VA and physicians. No MI.
Bridge
Buy your next home before you sell.
Construction
Custom builds and new construction.
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.
Local Knowledge
What's different about financing a Sacramento home?
Flood zones near the rivers
Parts of Natomas, the Pocket, and neighborhoods along the American and Sacramento rivers are in FEMA flood zones. We check the address before you write an offer so any required flood insurance is in your numbers.
Mello-Roos in newer neighborhoods
Many newer subdivisions in Natomas, Elk Grove, Folsom Ranch, and West Roseville carry Community Facilities District taxes. They count in your payment, so we include them when we size your budget.
Jumbo starts at $832,750
The Sacramento metro 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.
State jobs and offer letters
State and public-sector pay is easy to document. If you're starting a new state role, many programs let you qualify on a signed offer letter before your first day.
Older homes in the grid
Midtown, East Sac, Land Park, and Curtis Park have many older homes. We plan for appraisal and repair items like roofs and electrical early, especially on FHA and VA loans.
New construction in Placer and Elk Grove
Builders in Roseville, Lincoln, Folsom Ranch, and Elk Grove often offer their own lender incentives. We'll compare the full cost so you can see whether the incentive really saves money.
Flood & Insurance
Do you need flood insurance to buy a home in Sacramento?
Only if the home is in a FEMA Special Flood Hazard Area, but Sacramento sits where two rivers meet, so it's worth checking every address. Lenders require flood insurance in those zones, and the premium becomes part of your monthly payment. The key is checking early.
When it's required
If a home is in a mapped high-risk flood zone (zones starting with A), lenders require flood insurance. Homes outside those zones can still buy a policy, often at a low cost.
Levees and changing maps
Levee work in Natomas and along the rivers has changed some flood maps over time. We check the current FEMA map for the exact address, not just the neighborhood.
Why timing matters
Insurance is part of your payment and your debt-to-income ratio. A flood premium found late can shrink your budget or delay closing.
Insurance partners who know the valley
We work with insurance agents who consistently find competitive homeowners and flood quotes for Sacramento-area homes. We'll connect you during pre-approval, so you know your real payment before you make an offer.
Insurance is provided by independent licensed agents, not Lumen Mortgage. Check flood zones at the FEMA Flood Map Service Center.
Communities Served
Where in the Sacramento area do you lend?
Everywhere from Midtown and East Sac to Roseville, Folsom, Elk Grove, and Davis — and the rest of California.
Nearby: El Dorado County · San Francisco & Oakland · Sonoma & Napa wine country and Placer, Nevada & Yuba counties (Gold Country). Looking for acreage outside town? See our hobby farm loans.
Preferred Agents
Looking for a great real estate agent in the Sacramento area?
Are you looking for a knowledgeable agent who can help you find the best options for your family, schools, work, recreation, and investments around Sacramento? 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
- Rivers, trails, and Folsom Lake access
- New construction and builder incentives
- Bay Area and state job relocations
- 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 Sacramento-area buyers
What are the 2026 loan limits in Sacramento County?
Do I need a jumbo loan to buy in Folsom or Granite Bay?
What first-time buyer programs are available in Sacramento?
Do I need flood insurance to buy in Natomas or the Pocket?
How much are property taxes in Sacramento County?
Can I buy my next home in Sacramento before selling my Bay Area home?
Can I keep working remotely for a Bay Area company?
Can I use a VA loan in Sacramento?
Can I finance a rental or short-term rental in Sacramento?
Can I use crypto to qualify for a mortgage?
Can I use a VantageScore to get a mortgage here?
How fast can you close a mortgage in Sacramento?
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 calculatorFHA loan calculator
Payments up to the $764,750 FHA limit.
Open calculatorBridge loan calculator
Buy your next home before you sell.
Open calculatorEscrow & impound calculator
Property tax, Mello-Roos, and insurance in your payment.
Open calculatorFurther Reading
Guides for Sacramento-area buyers
Buying in the Sacramento area? 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.