Long Beach Home Loans
Long Beach is coastal Southern California with more soul and, relatively, more value than its glossier neighbors — the waterfront canals of Naples, the craftsman streets of Belmont Heights, the tree-lined charm of Bixby Knolls, and a walkable downtown that keeps drawing remote workers priced out of the Bay Area. With LA County’s high conforming limit of $1,249,125, most of Long Beach finances without jumbo, and I bring 240+ wholesale lenders to find your rate. From first-time bungalow buyers to Naples waterfront, I finance all of it. NMLS #233747.
Long Beach at a Glance
Relative-Value Coast
A genuine coastal LA market with most homes under the $1,249,125 limit
Naples Canals
Island canal living and waterfront homes — conventional to jumbo
Belmont Heights & Shore
Craftsman homes near the beach — walkable, desirable, and well-financed
Bixby Knolls
Tree-lined streets and 1940s bungalows — FHA-friendly value for first-time buyers
$1,249,125 Conforming Limit
LA County high-cost — covers most of the city without jumbo
Port, Health & CSULB
The Port of Long Beach, St. Mary’s healthcare, and CSULB anchor steady demand
LA County conforming limit: $1,249,125 • FHA: $1,249,125 • best pricing under $832,750 • pulled live from the loan-limits module
Today’s Purchase Mortgage Rates
Live pricing from the same daily rate feed shown on our Today’s Rates page. These update automatically each day.
Conventional 30-Year Fixed
Conventional – Primary Residence
FHA 30-Year Fixed
FHA – Primary Residence
VA 30-Year Fixed
VA – Primary Residence
Rate Assumptions
30 year fixed, $300k loan amount, $400k value, purchase, FICO Credit Score 759, Zipcode 95111
APR & Disclosures
The Annual Percentage Rate (APR) shown reflects the cost of credit over the loan term, including applicable fees, and is based on the assumptions above. Your actual rate and APR depend on your credit profile, loan amount, property, occupancy, and other factors. For information purposes only and does not constitute a loan approval or commitment to lend. Rates are subject to change without notice.
Monthly Payment Calculator
Calculate your estimated monthly mortgage payment including taxes and insurance
Long Beach’s property tax runs roughly 1.1–1.25% under Prop 13; the calculator defaults to a CA-appropriate rate. Some homes carry additional HOA or Mello-Roos assessments, which I build into your real all-in payment.
The high conforming limit covers most of Long Beach
Long Beach sits in LA County, so the 2026 conforming limit is $1,249,125, which covers most neighborhoods — from Naples canals to Belmont Heights craftsmans — without needing a jumbo loan. That means better rates and easier qualifying across the city with conventional financing, and with 240+ lenders competing, I find pricing retail banks can’t match. Long Beach’s appeal in 2026 is relative value: remote workers relocating from the Bay Area routinely find they can own here — Naples island living at a fraction of comparable Bay Area waterfront, on a conventional loan at 10% down with lender-paid MI.
Long Beach Neighborhoods & Price Ranges
From Naples canal-front to Bixby Knolls bungalows, Long Beach spans a wide range of coastal living. Here are the areas buyers ask about most.
Naples
$1.3M–$5M+
The island canals — waterfront living that spans conventional into jumbo; canal-front and larger homes often need jumbo with waterfront valuation experience.
Belmont Heights
$1.1M–$2.5M
Craftsman streets near the beach — walkable and desirable; much of it finances conventional under the limit, with larger homes reaching jumbo.
Belmont Shore
$1.3M–$4M+
Beachfront and Second Street charm — premium coastal homes that frequently call for jumbo financing.
Bixby Knolls
$800K–$1.3M
Tree-lined streets and 1940s bungalows — FHA-friendly value and a classic first-home neighborhood with good beach and downtown access.
Downtown
$450K–$900K
Urban condos, warrantable and non-warrantable — conventional-friendly, and I know the lenders for trickier buildings.
Signal Hill & Bluff Park
$700K–$1.6M
Value pockets and historic bluff-top homes — FHA and conventional territory, with larger Bluff Park properties reaching jumbo.
Conventional & FHA across the neighborhoods
For stronger-credit and self-employed buyers, conventional is the workhorse: physicians at St. Mary’s with complex income getting 740+ rates, port contractors and gig workers using bank-statement loans, and investors (Long Beach’s rental market is strong with port workers and CSULB students) financing with 15–25% down. Downtown condos, warrantable and non-warrantable, are conventional-friendly, and I know the lenders. FHA is the first-home path in the more accessible neighborhoods — Bixby Knolls’ 1940s bungalows, Signal Hill (a night-shift nurse who needed her overtime counted correctly), and other value pockets — on 3.5% down with the high FHA limit covering most of the market. Down-payment assistance can pair with FHA for eligible buyers.
VA loans in Long Beach
For eligible veterans, VA offers zero down and no PMI, with no loan limit on full entitlement — valuable in coastal LA. Long Beach’s proximity to Los Alamitos, the port’s federal and defense-adjacent employment, and the broader LA veteran community make VA a real tool here, and I count full military and benefit income.
Jumbo loans — Naples & the waterfront
Above $1,249,125, Long Beach’s premium waterfront runs on jumbo financing — Naples island canal homes, Belmont Shore beachfront, and the larger Belmont Heights and Bluff Park properties. I structure jumbo for waterfront valuations and complex or self-employed income, with 10% down options to ~$2M for strong-credit, high-reserve buyers.
Mortgage Programs Available in Long Beach
Conventional
3% down for qualified first-time buyers under $832,750, 5% on high-balance to $1,249,125; the workhorse across Long Beach, with lender-paid-MI options that can match a 20%-down rate.
FHA
3.5% down, 580+ credit, flexible DTI. The $1,249,125 FHA limit covers most of the market — ideal in Bixby Knolls and Signal Hill.
VA
Zero down, no PMI, and no loan limit with full entitlement — valuable in coastal LA near Los Alamitos and the port’s federal employment base.
Jumbo
For Naples canal-front, Belmont Shore beachfront, and larger premium homes above the limit — 10% down to ~$2M for strong borrowers and waterfront valuation experience.
Bank-Statement
For Long Beach’s self-employed, 1099, port contractors, and gig workers — qualify on deposits rather than tax returns.
DSCR / Investment
Qualify a rental on its own income — strong in a port-and-CSULB rental market — with no cap on the number of properties.
Long Beach Mortgage FAQ
What is the 2026 conforming loan limit in Long Beach?+
Is Long Beach a good value compared to other coastal LA areas?+
Which Long Beach neighborhoods are most affordable for first-time buyers?+
Can I get a mortgage as a self-employed or gig worker in Long Beach?+
Can I buy a downtown Long Beach condo?+
Do I need a jumbo loan for a Naples waterfront home?+
Is Long Beach good for investment property?+
Do you finance homes throughout Long Beach?+
Emmett Clark — NMLS #233747
I shop 240+ wholesale lenders across LA County and give you the real all-in number — mortgage, property tax, insurance, and any HOA or Mello-Roos — before you write an offer. A first bungalow in Bixby Knolls, a relocation from the Bay Area, a downtown condo, or a Naples waterfront home: it starts with a quick conversation.
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Buying in Long Beach?
Tell me your situation — a first bungalow in Bixby Knolls, a relocation from the Bay Area, a downtown condo, or a Naples waterfront home — and I’ll tell you which loan fits and get you pre-approved. Quick response, no obligation.
Get Your Home Loan Quote
Connect with Emmett directly. Quick response, personalized guidance for your Long Beach home purchase.
Why Contact Emmett?
- ✓ Local Long Beach market expertise
- ✓ Access to 240+ wholesale lenders
- ✓ Same-day pre-qualification available
- ✓ No obligation, free consultation