La Jolla · Carlsbad · San Diego County · NMLS #1498678
Mortgage lender for San Diego County: VA, physicians, jumbo, and horse property
VA loans with 0% down jumbo, physician loans, coastal jumbo, equestrian loans with no acreage limit, bank statement and DSCR loans — 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
$0
Down on VA Jumbo
And on physician jumbo
$0
Surprise Fees
Itemized on day one
Lumen Mortgage Corporation (NMLS #1498678) is licensed in California and Oregon, financing homes, horse properties, condos, and rentals in San Diego, La Jolla, Del Mar, Coronado, Carlsbad, and Ramona across San Diego 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 in San Diego County, California?
Lumen Mortgage finances homes, horse properties, condos, and rentals across San Diego County, including San Diego, La Jolla, Del Mar, Coronado, Carlsbad, Encinitas, Chula Vista, Oceanside, Escondido, and Ramona. 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 VA loans with no loan limit at full entitlement and 0% down VA jumbo, physician loans at 0% down, equestrian loans with no acreage limit, coastal jumbo, bank statement and asset depletion loans, and DSCR loans for 1–4 and 5–10 unit rentals.
Best for: Military families and VA buyers, physicians, coastal jumbo buyers, horse property buyers in the backcountry, self-employed buyers, and investors across San Diego County.
2026 Market Numbers
What does it take to buy a home in San Diego County?
San Diego County's 2026 conforming and FHA limit is $1,104,000. The typical county home is worth about $927,000 and a City of San Diego home about $980,000, both under the limit, along with Chula Vista (about $845,000). The coast is jumbo territory: Del Mar (about $3.83 million), Coronado ($2.57 million), La Jolla ($2.43 million), and Encinitas ($1.92 million). VA buyers with full entitlement have no VA loan limit, and VA and physician jumbo loans go to 0% down.
San Diego County typical home value
~$927K
Zillow, Sep 2026 (up 0.8%, ~25 days to pending)
City of San Diego typical home value
~$980K
Zillow, Sep 2026 (up 0.1%, ~25 days to pending)
Del Mar typical home value
~$3.83M
Zillow, Sep 2026 (up 10.3%)
Coronado typical home value
~$2.57M
Zillow, Sep 2026 (up 6.7%)
La Jolla typical home value
~$2.43M
Zillow, Sep 2026 (up 5.7%, ~24 days to pending)
Encinitas typical home value
~$1.92M
Zillow, Sep 2026 (up 5.9%, ~21 days to pending)
Chula Vista typical home value
~$845K
Zillow, Sep 2026 (up 1.3%, ~21 days to pending)
Conforming limit (1–4 units)
$1,104,000
2–4 units $1.41M / $1.71M / $2.12M, 2026
FHA limit (1–4 units)
$1,104,000
2–4 units $1.41M / $1.71M / $2.12M, 2026
Home values are approximate, based on public market reports. Loan limits are 2026 FHFA and HUD figures. Sources: FHFA, HUD FHA limits, Zillow (San Diego County); city values from Zillow, Sep 2026.
The Full Payment
What will a San Diego mortgage payment really cost?
Most rate quotes show only principal and interest. In San Diego County, property tax, Mello-Roos, HOA dues, and insurance can add $1,400 to $2,000 a month. Here are three full examples, with every line shown.
Chula Vista home, VA
$845,000 price · 0% down · VA funding fee (2.15%) financed · $863,168 loan · 30-year fixed at an example 6.0%
- Principal & interest
- $5,175
- Property tax (1.1%)
- $775
- Mello-Roos (example)
- $350
- HOA dues (example)
- $150
- Homeowners insurance
- $150
No down payment and no monthly mortgage insurance. Veterans with a service-connected disability rating don't pay the funding fee, which drops principal and interest to about $5,066.
Encinitas home, jumbo
$1,920,000 price · 10% down · $1,728,000 jumbo loan · no mortgage insurance · example 6.5%
- Principal & interest (30-yr fixed)
- $10,922
- Or interest-only (40-yr fixed, 10 yrs IO)
- $9,360
- Property tax (1.1%)
- $1,760
- Homeowners insurance
- $300
No mortgage insurance at 10% down, and VA and physician buyers can go to 0% down. Interest-only lowers the payment by about $1,560 a month for the first 10 years.
Ramona horse property, conforming
$1,100,000 price · 5 acres with barn and arena · 20% down · $880,000 loan · example 6.25%
- Principal & interest
- $5,418
- Property tax (1.1%)
- $1,008
- Insurance (FAIR Plan + wrap policy)
- $450
- HOA dues
- $0
Backcountry wildfire insurance can cost several times a coastal policy, so get quotes before you write an offer. There's no acreage limit, and barns and arenas are valued by an appraiser who knows horse property.
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; Mello-Roos, HOA, and insurance vary by property. Check the actual tax bill and HOA dues 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 San Diego County. The City of San Diego adds no separate city transfer tax. |
| 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, multi-unit, coastal, and horse properties. Some loans need two appraisals. |
| Prepaid tax, insurance, and interest | Buyer | Property tax installments, the first year of insurance, and interest to month-end. |
| HOA transfer and document fees | Varies | Set by the HOA and spelled out in the purchase contract. |
| VA non-allowable fees | Seller or lender | On VA loans, some fees can't be charged to the veteran. Sellers can also pay up to 4% in concessions. |
Built for San Diego
Which loan fits a San Diego County purchase?
San Diego buyers are often using VA benefits, starting a medical career, buying above the conforming limit, or buying acreage in the backcountry. Here's how we match programs to the way people actually buy here.
Military families and VA buyers
Camp Pendleton, Naval Base San Diego, North Island, Miramar, and Point Loma make San Diego one of the biggest VA markets in the country. With full entitlement there's no VA loan limit, and our VA jumbo goes to 0% down. Bonus entitlement can let you keep your current home as a rental and buy again on PCS orders.
Physicians and medical professionals
San Diego's hospitals, research campuses, and biotech corridor bring in doctors, residents, and fellows. Physician loans go to 0% down on jumbo, with no mortgage insurance, and can qualify you on a signed employment contract before your start date.
Coastal jumbo buyers
La Jolla, Del Mar, Coronado, Encinitas, Solana Beach, and Carlsbad are jumbo territory. Jumbo starts at 10% down for most buyers and 0% for VA and physician loans, with no mortgage insurance, a 40-year fixed with 10 years interest-only, and no autopay or banking-relationship requirement.
Horse property and the backcountry
Ramona, Valley Center, Fallbrook, Bonsall, Rancho Santa Fe, Olivenhain, Poway, Alpine, and Jamul have barns, arenas, and acreage that standard loans struggle with. Our equestrian financing has no acreage limit, and we order appraisals from appraisers who know horse property.
Self-employed buyers and retirees
Bank statement loans qualify you on 12–24 months of deposits, and 1099 or P&L loans work for contractors and agents. Retired, between jobs, or living on investments? Asset depletion turns savings, brokerage, retirement accounts, and eligible crypto into qualifying income.
Investors: 1–10 units
Condos downtown and in Mission Valley, duplexes in North Park and Pacific Beach, and small apartment buildings in City Heights, El Cajon, and Oceanside. DSCR loans qualify on the property's rent for 1–4 and 5–10 units, with interest-only and 40-year fixed options. DSCR requires a 620+ credit score.
Residential Programs
Home loans available in San Diego County
San Diego buyers can choose from VA, physician, jumbo, equestrian, bank statement, asset depletion, DSCR (1–4 and 5–10 units), non-warrantable condo, bridge, 1099, P&L, conventional, and FHA loans. The right one depends mostly on the property and how you earn your income.
| Price or situation | Usual best fit | Typical areas |
|---|---|---|
| Up to $1,104,000 | Conventional and high-balance conforming, FHA 3.5% down, VA 0% down; CalHFA assistance for first-time buyers | Chula Vista, Oceanside, Escondido, El Cajon, Santee, and many condos countywide |
| Above $1,104,000 | 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 | La Jolla, Del Mar, Coronado, Encinitas, Carlsbad, Rancho Santa Fe |
| Military, VA, and physicians | VA with no loan limit at full entitlement, bonus entitlement to keep your current home; physician loans at 0% down | Near Pendleton, Miramar, North Island, Point Loma, and medical campuses |
| Horse property and acreage | Equestrian financing with no acreage limit, plus conventional, VA, and jumbo on qualifying properties | Ramona, Valley Center, Fallbrook, Bonsall, Rancho Santa Fe, Poway, Alpine, Jamul |
| Self-employed, no job, or rentals | Bank statement, 1099, P&L, asset depletion; DSCR for 1–4 and 5–10 units (620+ credit) | Business owners, retirees, and investors countywide |
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.
VA
0% down, including VA jumbo. No monthly MI.
Physician
0% down jumbo for doctors. No MI.
Jumbo
10% down for most buyers; 0% for VA and physicians. No MI.
Equestrian
Horse property, barns, arenas. No acreage limit.
Bank Statement
Qualify on 12–24 months of deposits.
Asset Depletion
Qualify on savings and investments.
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.
1099 Income
For contractors and consultants.
Profit & Loss
Qualify on a CPA-prepared P&L.
Crypto
Qualify with digital assets.
Refinance
Rate/term or cash-out above $500K.
Conventional
Up to $1,104,000 high-balance.
FHA
3.5% down. Same high-balance limit.
Local Knowledge
What's different about financing a San Diego County property?
PCS timelines and VA appraisals
Orders don't wait for escrow. We start VA eligibility and the Certificate of Eligibility right away, and VA appraisals include minimum property requirements, so we flag condition issues early.
Coastal jumbo appraisals
Ocean-view homes in La Jolla, Del Mar, and Coronado have few true comparables. We order appraisals early and structure the loan around a realistic value.
Horse property and acreage
Barns, arenas, wells, septic, and shared roads are common in Ramona, Valley Center, and Fallbrook. There's no acreage limit, and we use appraisers who know how to value equestrian improvements.
Wildfire insurance
Backcountry and canyon homes can be hard to insure. Some need the California FAIR Plan plus a separate policy, and the premium counts in your payment.
Coastal Commission and STR rules
Coastal-zone permits can affect remodels and ADUs, and each city and county sets its own short-term rental rules. Confirm both before you buy.
Mello-Roos and HOAs
Newer communities in Otay Ranch, Carmel Valley, San Elijo Hills, and 4S Ranch often carry Mello-Roos and HOA dues. Both count in your payment and your qualifying ratios.
Communities Served
Where in San Diego County do you lend?
Every community from Oceanside to the border and from the coast to Julian — and the rest of California.
Nearby: Orange County · Temecula Valley · Santa Ynez Valley · San Francisco & Oakland.
Preferred Agents
Looking for a great real estate agent in San Diego 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 San Diego 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
- Military relocations and PCS moves
- Horse property and acreage
- Coastal and luxury homes
- 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 San Diego buyers
What are the 2026 loan limits in San Diego County?
Is there a VA loan limit in San Diego?
Can I keep my current home and buy again with a VA loan on PCS orders?
Who pays the VA funding fee, and can it be waived?
Do you offer physician loans in San Diego?
Can I finance a horse property in Ramona, Fallbrook, or Valley Center?
What does a jumbo loan look like for a coastal San Diego home?
Do you offer interest-only payments?
Can I qualify for a mortgage without a job?
Can I get a mortgage in San Diego if I'm self-employed?
Do you offer cash-out refinances over $500,000?
Do you finance non-warrantable condos in San Diego?
Do you finance 1–4 and 5–10 unit rentals?
Can I finance a short-term rental in San Diego County?
Can I buy my next San Diego home before I sell?
How much are property taxes and Mello-Roos in San Diego County?
Can I get insurance on a backcountry or wildfire-area home in San Diego County?
What fees will I pay, and when will I see them?
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 San Diego?
Free Tools
Run your numbers
The calculators our clients use most for this market. Part of our 20+ free tools.
VA loan calculator
Payments with 0% down, including the funding fee.
Open calculatorPhysician loan calculator
0% down jumbo with no MI for doctors.
Open calculatorJumbo loan calculator
Payments above the $1,104,000 limit, with no MI.
Open calculatorDSCR calculator
See if a rental's income covers the payment.
Open calculatorFurther Reading
Guides for San Diego buyers
Buying in San Diego 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.
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.