Real Estate Loans in California

Los Angeles, California

Los Angeles is California's largest city, with about 3.9 million residents in a metro area of more than 12 million. It is home to UCLA, USC, Cal State LA, Loyola Marymount and the Los Angeles Unified School District, and it is the center of the film, television and music industries. The Mediterranean climate brings warm, dry summers, mild winters and only about 15 inches of rain a year.

What drives the marketHousing supply has lagged demand for decades, which keeps prices among the highest in the country even when interest rates rise. Rents are high, and many older apartments fall under the city's Rent Stabilization Ordinance, while newer buildings follow state rent cap rules. Entertainment, healthcare, aerospace, the ports of Los Angeles and Long Beach and the run-up to the 2028 Olympics all support the local economy.

Investment Loans

Investors in Los Angeles buy single-family homes, duplexes, triplexes and small apartment buildings, and many add accessory dwelling units under California's ADU laws. Fix and flip, bridge, DSCR and hard money loans are common, and borrowers should confirm rent control status, tenant protections and permit history before closing. Insurance costs and wildfire exposure in the hillside areas are an increasing part of underwriting.

Residential Loans

Buyers in Los Angeles compare neighborhoods from the Westside and the beach cities to the San Fernando Valley, Pasadena and the Eastside. Conventional, jumbo and FHA loans are all common, and many purchases involve high price points that call for jumbo or non-QM financing. California's Proposition 13 limits property tax increases for owners, but reassessment at purchase and insurance costs should be part of the budget.

Commercial Real Estate Loans

Commercial borrowers in Los Angeles finance multifamily, mixed-use, industrial and logistics space near the ports, retail on corridors and at centers such as The Grove, Century City and the Beverly Center, and studio and creative office. Major employers include Disney, Warner Bros. Discovery, Netflix, Northrop Grumman, SpaceX, Cedars-Sinai and Kaiser Permanente. Lenders review the strength of the specific submarket, tenant credit and the impact of local regulations on older buildings.

San Diego, California

San Diego is California's second-largest city, with about 1.4 million residents along the Pacific coast near the Mexican border. UC San Diego, San Diego State University, the University of San Diego and the San Diego Unified School District anchor education, and the city has one of the largest military presences in the country. The climate is mild year-round, with warm, dry summers, cool evenings and rain mostly in winter.

What drives the marketLimited land, a strong biotech and technology sector and military households keep housing demand high, and prices are among the highest in the nation. Rental demand is steady from military, university and life-sciences workers, though affordability is a recurring concern. Employers include Qualcomm, Illumina, General Atomics, Scripps Health, Naval Base San Diego and a large cluster of biotech companies in Torrey Pines and Sorrento Valley.

Investment Loans

Investors in San Diego buy single-family homes, small multifamily buildings and properties suited to ADU additions, and the city has bonus programs that encourage ADU construction. DSCR, fix and flip and hard money loans are common, and short-term rental rules in coastal neighborhoods require close checking. Lenders look at rent comparables, permitted units and insurance costs.

Residential Loans

Buyers in San Diego include military families, biotech and tech professionals, and move-up buyers considering coastal neighborhoods, North County suburbs and inland communities. VA loans are especially common, along with conventional, FHA and jumbo programs. Property tax limits under Proposition 13 apply, but price levels mean many buyers rely on jumbo financing.

Commercial Real Estate Loans

Commercial lending in San Diego includes life-science and lab space, office, industrial near the border and ports, retail at centers such as Westfield UTC and Fashion Valley, and hospitality tied to tourism. Visitors come for the beaches, zoo, Balboa Park, Gaslamp Quarter, Comic-Con and cruise traffic. Lenders consider tenant strength, military-related demand and the supply of new development.

San Jose, California

San Jose is the largest city in Silicon Valley, with about 970,000 residents and the heart of the technology industry. San Jose State University, nearby Santa Clara University and Stanford, and a large number of public school districts serve the area. The climate is mild, with warm, dry summers, cool winters and rain concentrated between November and April.

What drives the marketHigh salaries in technology and semiconductor companies keep home prices among the highest in the country, with many homes selling above one million dollars. Rental demand is steady from engineers and other professionals, and development near downtown, Diridon Station and the Santana Row area adds new units. Employers include Cisco, Adobe, eBay, PayPal, Zoom, Broadcom and a large network of start-ups and suppliers.

Investment Loans

Investors in San Jose buy single-family homes, townhomes, small multifamily buildings and properties with ADU potential. Lenders look closely at rent-to-price ratios because purchase prices are high, and DSCR and conventional investor loans are common. Rent control and tenant rules apply to many older buildings, and borrowers should verify them before purchase.

Residential Loans

Buyers in San Jose include tech professionals, move-up buyers and families who want access to well-regarded school districts. Jumbo and super-jumbo loans are very common, and stock-based compensation and large down payments often shape underwriting. Neighborhoods range from Willow Glen and Rose Garden to the foothills and Evergreen.

Commercial Real Estate Loans

Commercial lending in San Jose includes office and research campuses, industrial and R&D space, retail at Valley Fair, Santana Row and Oakridge, and multifamily. Demand for office space has shifted with remote work, while the AI and semiconductor sectors support some segments. Lenders review tenant credit, lease terms and how much a property depends on a single technology tenant.

San Francisco, California

San Francisco is a compact city of about 810,000 residents at the tip of a peninsula, famous for the Golden Gate Bridge, Alcatraz, cable cars and the Financial District. UCSF, San Francisco State, the University of San Francisco, City College of San Francisco and the San Francisco Unified School District serve the city. Summers are cool and foggy, winters are mild and rain falls mostly between November and March.

What drives the marketLand is scarce and development is slow, so prices and rents remain among the highest in the nation even after the post-2020 adjustment. The city's rent control rules apply to many older buildings, and the artificial intelligence boom has renewed demand in some neighborhoods. Employers include Salesforce, Uber, Airbnb, Stripe, Wells Fargo, Levi Strauss, Gap and a growing number of AI companies.

Investment Loans

Investors in San Francisco buy condos, small multifamily buildings and mixed-use properties, often with a focus on rent control rules, tenant protections and seismic retrofit requirements. DSCR, bridge and conventional investor loans are common, and lenders examine rent rolls closely. Older buildings may need soft-story retrofits, which can add significant cost.

Residential Loans

Buyers in San Francisco choose among condos, flats and single-family homes in neighborhoods such as the Marina, Noe Valley, the Sunset and Pacific Heights. Jumbo loans are the norm, and the age of the home, seismic risk and homeowners association dues play a large role. Proposition 13 limits tax increases for owners, but purchase prices bring high absolute costs.

Commercial Real Estate Loans

Commercial borrowers in San Francisco finance office, multifamily, mixed-use, retail and hospitality, with downtown office vacancy and the future of Union Square and Market Street central to underwriting. Tourism, conventions and technology employers support visitor and corporate demand, though recovery has been uneven. Lenders review tenant credit, lease expirations and the cost of capital improvements to older buildings.

Sacramento, California

Sacramento is California's capital, with about 525,000 residents in a metro area of roughly 2.4 million. State government, UC Davis Health, Sutter Health, Kaiser Permanente and Sacramento State are major institutions, and the Los Rios community colleges serve a large student population. Summers are hot and dry, often reaching the high 90s or above, while winters are mild and wetter.

What drives the marketSacramento drew many buyers from the Bay Area for lower prices, and demand has stayed strong because of stable government jobs and a growing healthcare and technology presence. Prices have risen sharply but remain well below coastal California. Flood risk along the Sacramento and American rivers affects parts of the region, so flood zone status and insurance deserve attention.

Investment Loans

Investors in Sacramento buy single-family rentals, duplexes and small apartment buildings, with strong rent-to-price ratios compared to the coast. DSCR, fix and flip and conventional investor loans are common, and ADU additions are a popular strategy. Lenders look at neighborhood trends, rent comparables and repair budgets for older homes.

Residential Loans

Buyers in Sacramento include state employees, healthcare workers, remote workers and families relocating from the Bay Area. Conventional, FHA, VA and CalHFA programs are common, and neighborhoods range from the historic grid of Midtown and East Sacramento to suburban areas such as Elk Grove, Folsom and Roseville. Summer cooling costs belong in the budget.

Commercial Real Estate Loans

Commercial lending in Sacramento includes government-related office, medical office, industrial and logistics near the highways and airport, retail at centers such as Arden Fair and the Galleria at Roseville, and multifamily. Intel in Folsom and the Golden 1 Center and downtown redevelopment add to the local mix. Lenders weigh the stability of government tenants and the pace of new multifamily supply.

Fresno, California

What drives the marketPrices are far lower than on the coast, which attracts first-time buyers and investors and has brought buyers from the Bay Area and Southern California. Agricultural processing, healthcare, education and logistics support the job base, and the region is one of the world's most productive farming areas. Rents have risen steadily as housing supply has failed to keep pace.

Investment Loans

Investors in Fresno buy single-family rentals, duplexes and small apartment buildings, with relatively strong gross rent-to-price ratios. DSCR, fix and flip and hard money loans are common, and lenders look at neighborhood trends, tenant demand and the condition of older homes. Borrowers should confirm local rental rules and inspection requirements.

Residential Loans

Buyers in Fresno include local workers, healthcare and university staff and first-time buyers using FHA, VA and state housing programs. Neighborhoods range from the historic Tower District and Fig Garden to newer subdivisions in north Fresno and Clovis. Summer cooling costs and air quality are practical considerations.

Commercial Real Estate Loans

Commercial borrowers in Fresno finance agricultural and food-processing property, industrial and distribution space along Highway 99, medical office, retail at Fashion Fair and River Park, and multifamily. Tourism connected to Yosemite, Sequoia and Kings Canyon national parks supports some hospitality demand. Lenders review how much a property depends on agriculture and seasonal activity.

Oakland, California

Oakland is a diverse East Bay city of about 440,000 residents on San Francisco Bay, with a busy port, a historic downtown and neighborhoods such as Rockridge, Temescal and Jack London Square. UC Berkeley sits next door, and Merritt College, Laney College and Oakland Unified serve local students. The climate is mild, with cool summers, mild winters and rain mostly in winter.

What drives the marketOakland offers somewhat lower prices than San Francisco, which has drawn buyers and renters from across the Bay Area. Demand is driven by technology workers, healthcare, the port and commuters using BART. Rent control and just-cause eviction rules apply to many buildings, so rent growth is more limited than in some other cities.

Investment Loans

Investors in Oakland buy duplexes, small apartment buildings and single-family homes, often in neighborhoods undergoing change. Lenders examine rent control status, tenant protections and seismic or building code issues, and DSCR, bridge and fix and flip loans are common. Property condition and neighborhood trends vary widely from block to block.

Residential Loans

Buyers in Oakland include professionals commuting to San Francisco, families and first-time buyers, with homes ranging from Craftsman bungalows in the flats to larger homes in the hills. Jumbo loans are common in higher-priced areas, and wildfire and insurance issues matter in the hills. Proposition 13 limits tax increases for owners, but purchase prices remain high.

Commercial Real Estate Loans

Commercial lending in Oakland includes office, industrial and port-related property, retail and mixed-use at Jack London Square and Uptown, and multifamily. Employers such as Kaiser Permanente, Clorox and the Port of Oakland support demand, and nearby Emeryville adds life-science and tech tenants. Lenders look at tenant credit, rent control exposure and downtown vacancy.

Long Beach, California

Long Beach is a coastal city of about 450,000 residents in Los Angeles County, home to the Port of Long Beach, California State University Long Beach and Long Beach City College. The Queen Mary, the Aquarium of the Pacific, the Long Beach Grand Prix and Shoreline Village draw visitors. The climate is mild and sunny, with warm summers and little rain.

What drives the marketPrices are lower than on the Westside of Los Angeles but still high compared with national levels, and rental demand is strong from port, healthcare, university and aerospace workers. New development downtown and along the waterfront has added housing, while many older neighborhoods have strong demand for walkable living. State rent cap rules apply to many rentals, and local tenant protections are part of the mix.

Investment Loans

Investors in Long Beach buy duplexes, small apartment buildings and single-family homes, and some add ADUs. DSCR, fix and flip and bridge loans are common, and lenders review rent rolls, permit history and any local rules on rent increases. Older buildings may need seismic or system upgrades.

Residential Loans

Buyers in Long Beach include port and healthcare workers, university staff, young professionals and families moving from pricier Los Angeles neighborhoods. Conventional, FHA and VA loans are common, and areas such as Belmont Shore, Bixby Knolls and Naples have distinct price points. Property tax limits under Proposition 13 apply, but insurance and maintenance costs matter.

Commercial Real Estate Loans

Commercial lending in Long Beach includes industrial and logistics property tied to the port, office and mixed-use downtown, retail at Pike Outlets, Marina Pacifica and Los Cerritos Center, hospitality and multifamily. Employers include the Port of Long Beach, Molina Healthcare, Long Beach Memorial and aerospace suppliers. Lenders consider trade volume at the port and the strength of the specific submarket.

Bakersfield, California

What drives the marketPrices are among the lowest of California's larger cities, which attracts first-time buyers, investors and commuters who work in other regions. Oil and gas companies such as Chevron, Aera Energy and California Resources, large agricultural employers such as Grimmway Farms, and healthcare systems support the job base. Energy industry cycles and agricultural conditions can influence local demand.

Investment Loans

Investors in Bakersfield buy single-family rentals, duplexes and small multifamily buildings, with strong gross rent-to-price ratios by California standards. DSCR, fix and flip and conventional investor loans are common, and lenders look at neighborhood trends and the condition of older homes. Borrowers should consider the cyclical nature of the energy economy when underwriting.

Residential Loans

Buyers in Bakersfield include energy and agriculture workers, healthcare staff and first-time buyers using FHA, VA and CalHFA programs. Newer subdivisions in the southwest and northwest are popular with families, and prices allow more space for the money than coastal markets. Summer cooling costs and air quality are practical factors.

Commercial Real Estate Loans

Commercial borrowers in Bakersfield finance industrial and oil-service property, agricultural processing, medical office, retail at The Marketplace and Valley Plaza, and multifamily. The city's location on Highway 99 and near the Grapevine supports logistics. Lenders review how dependent a property or tenant is on the energy or agricultural sector.

Anaheim, California

Whether you are buying, refinancing or building in Anaheim, the local market matters as much as the loan itself. Prices, rents and renovation costs in Anaheim do not track Riverside or Los Angeles one for one.

What drives the marketInsurance, property taxes and repair costs can shift the real cost of owning in Anaheim, so it is worth collecting quotes early. Appraisal values in Anaheim can also differ from Riverside, which affects how much a lender is willing to fund.

Investment Loans

Investors in Anaheim commonly use hard money, DSCR, fix and flip and bridge loans, depending on whether the plan is to renovate and sell or to hold a rental. Matching the loan to the exit strategy matters more than chasing the lowest headline rate.

Residential Loans

Refinancing in Anaheim can lower a payment or release equity, but closing costs and the remaining loan term should be weighed first. Property taxes and insurance in California also belong in any monthly budget.

Commercial Real Estate Loans

Ground-up projects and major renovations in Anaheim are usually funded in stages, with money released as work is inspected. Developers should be ready to show plans, a budget and a realistic timeline.

Riverside, California

What drives the marketPrices are lower than in coastal Southern California, which attracts commuters, first-time buyers and investors. Logistics, healthcare, education and government jobs support demand, and the Inland Empire's warehouse boom continues to shape the regional economy. Rents have risen over the past decade as many households moved inland for affordability.

Investment Loans

Investors in Riverside buy single-family rentals, duplexes, small apartment buildings and student housing near UCR and CBU. DSCR, fix and flip and hard money loans are common, and lenders look at neighborhood trends and repair budgets for older homes. ADU additions are also popular where lots allow.

Residential Loans

Buyers in Riverside include commuters to Orange County and Los Angeles, local healthcare and university workers and first-time buyers using FHA and state programs. Neighborhoods range from historic districts near downtown to newer subdivisions in the surrounding hills. Long commutes, summer cooling costs and wildfire risk in some areas belong in the budget.

Commercial Real Estate Loans

Commercial lending in Riverside includes industrial and logistics buildings, medical office, retail at the Galleria at Tyler and Riverside Plaza, and multifamily. Employers include Riverside University Health System, Kaiser Permanente, the university and a large base of distribution firms. Lenders review tenant credit and how new warehouse supply may affect rents.

Irvine, California

Irvine is a master-planned city of about 320,000 residents in Orange County, developed largely by the Irvine Company. It is home to the University of California, Irvine, Irvine Valley College and the highly regarded Irvine Unified School District, and it is known for low crime and carefully planned villages. The coastal climate brings mild, sunny weather with warm summers and mild winters.

What drives the marketStrong schools, safety and corporate employment keep home prices well above the national average, and rents are high as well. Demand comes from technology, medical device and gaming companies, university staff and international buyers. Employers include Blizzard Entertainment, Edwards Lifesciences, Kia America, Masimo and a large cluster of medical technology and software firms.

Investment Loans

Investors in Irvine buy condos, townhomes and single-family homes, as well as some small multifamily properties nearby. Lenders look at HOA and Mello-Roos assessments, rent-to-price ratios and long-term appreciation, and DSCR and conventional investor loans are common. Many homes are in planned communities with rental restrictions to check.

Residential Loans

Buyers in Irvine include families seeking top schools, tech and healthcare professionals and move-up buyers. Jumbo loans are common, and many communities add Mello-Roos taxes or HOA dues that affect monthly payments. The Irvine Spectrum Center, Fashion Island and South Coast Plaza are nearby for shopping.

Commercial Real Estate Loans

Commercial borrowers in Irvine finance office and R&D space around the Irvine Business Complex and Spectrum, retail, medical office, industrial and multifamily. The area's concentration of technology and life-sciences firms supports demand, and the Great Park and nearby John Wayne Airport add accessibility. Lenders review tenant credit, lease terms and the effect of remote work on office space.