California is a big state with very different markets. A Central Valley buyer and a San Diego buyer have almost nothing in common except the need for clear answers. If you are planning a purchase in 2027, this guide covers Sacramento, Riverside, Fresno, Bakersfield, and San Diego, the loan types we can help you compare, and the state housing agency that may be worth a look. Shay Yates and the True North Yates Group team are a small, Springfield, Missouri based team licensed to lend in California, and we answer the phone. You can also read our California page for a quick overview.
Where buyers are looking in California
Here is a quick tour of places we hear about often. This is not a ranking and not advice about where anyone should live. It is simply a starting point for your own search.
Sacramento
The capital region has a deep resale market with a wide range of neighborhoods, and price points that can be more approachable than the coast.
Riverside
Part of the Inland Empire, one of the largest housing markets in the country by sales volume. Buyers here often look across several cities at once.
Fresno
The center of the Central Valley and a city where price points tend to run lower than coastal California, with a mix of older homes and newer subdivisions.
Bakersfield
A large Central Valley city with an active new construction pipeline and price points that can be more approachable than many other California metros.
San Diego
A large coastal market with major Navy and Marine Corps installations nearby, including Naval Base San Diego and Camp Pendleton, so VA loans are a regular topic.
Loan programs to know in California
Most California buyers end up choosing among a handful of loan types. We compare them side by side for your situation, with no pressure.
- Conventional loans. A flexible choice for buyers with solid credit, and often a good fit for larger purchases or second homes.
- FHA loans. Government insured loans designed with flexible credit and smaller down payments in mind, a common route for first-time buyers.
- VA loans. A benefit for eligible Veterans, service members, and some surviving spouses. San Diego, Camp Pendleton, and the Inland Empire have large military and Veteran communities, so VA loans are a common starting point.
- USDA loans. USDA loans can apply in certain rural California areas. Eligibility depends on the specific address, so check the USDA map and ask us.
- First-time buyer programs. Help from CalHFA, covered below.
First-time buyer help from CalHFA
California Housing Finance Agency (CalHFA) is the state agency behind homebuyer programs in California. CalHFA offers first-time buyer financing and its MyHome Assistance Program, a deferred payment second loan used for down payment help alongside a CalHFA first mortgage. These are offered through CalHFA approved lenders, so ask us whether you may qualify.
Program details, limits, and which lenders take part are set by the agency and can change, so please check the agency's own site, CalHFA, for the latest. We do not want to promise anything the agency has not. What we can do is look at your situation and tell you honestly what to ask about.
A local thing worth asking about
In higher cost counties, loan limits are higher than in the rest of the country, and the details can affect which loan types make sense. Home insurance availability can also vary by area, so ask about it early.
How we work with California buyers
The path is the same wherever you are buying. First comes a no pressure conversation about your goals and your budget. Next we look at loan options and, if it makes sense, get you pre-approved so your offer stands out. Once you are under contract, we keep you posted at every step, from the appraisal to the closing table, and we explain each document in plain English. If a question comes up at 9 at night, send a text.
Next steps
Not sure where to start? Start with a simple conversation. We will listen first, then map out a plan that fits your timeline. You can see where we lend on our states we serve page, read the California page, send us a note on the contact page, or start your application. Shay and the team are just a text away.
Frequently asked questions
Is Shay licensed to help with a home loan in California?
Yes. Shay Yates (NMLS 2172921) is licensed through Southwest Funding to originate loans in California. Licensing details are on our California page, and you can verify any loan officer at nmlsconsumeraccess.org.
Does California have help for first-time buyers?
Yes. The California Housing Finance Agency offers first-time buyer programs through approved lenders, and local programs may exist in your county or city. Program details change, so ask us whether you may qualify.
Do loan limits work differently in California?
They can. Loan limits depend on the county and the loan type, and higher cost counties have higher limits. Tell us where you are looking and we will explain how it applies.
Do I need to live in Missouri to work with you?
No. Our team works with buyers in California and other states by phone, text, and secure online tools, so you can apply and move through the process from home. Reach us any time on the contact page.
This post is general information, not financial advice or a commitment to lend. Programs and eligibility vary and are subject to credit and property approval. Talk with a loan officer about your situation.