Direct mortgage lender · Cypress, California
Home loans in Cypress,
from Sorrento to Tanglewood.
Cypress sits a short drive up Valley View from our office in Seal Beach. We are a direct lender: the rate you are quoted and the decision on your file both come from our desk, so the closing date on your contract holds.
Townhome communities like Sorrento and Tanglewood, single-family tracts around Cypress College, and the newer homes near Cypress Village each call for a different loan. We price your file against every program we offer and tell you which one fits.
How it works
Three steps from Cypress to the closing table.
Apply online, or call us
Start from your phone in about twenty seconds, or talk it through with a person first. Either way you get a real answer about what you qualify for, not a sales pitch.
We price your file against every program
Conforming, jumbo, FHA, VA, USDA, Non-QM, home equity and California down payment help. You see the fits side by side with the trade-offs spelled out.
Close on the date on your contract
A fully underwritten pre-approval makes your Cypress offer stronger. In escrow, we drive the paperwork so you close on schedule, and our clients regularly close early.
Cypress at a glance
The numbers that shape a Cypress loan
$1,249,125
2026 one-unit conforming loan limit in Orange County, the national ceiling. The FHA limit is the same figure.
$832,750
The national baseline. Loans between the baseline and the county limit are high-balance conforming, priced a little differently.
To $25M
Jumbo financing above the county limit, from 10% down, for the coastal price tags that are routine here.
3.5% down
FHA minimum with flexible credit. VA and USDA allow 0% down for eligible borrowers.
About 3 weeks
Typical close for a conventional purchase once in escrow. We give you the real timeline for your file up front.
Seal Beach, CA
Our office at 1650 Pacific Coast Highway. Phone hours Monday to Friday, 8:30am to 7:30pm. Apply online any time.
Loans that fit Cypress
Where the right loan changes block by block
Townhomes and condo approval
Sorrento, Tanglewood and the other attached communities in Cypress need the building checked before an FHA or conventional loan can close. We review the HOA and the project up front so there are no surprises in underwriting.
First home with help on the down payment
Cypress is a first-home city for many families. FHA from 3.5% down, and California programs such as CalHFA MyHome and GSFA Platinum can cover part of the down payment and closing costs.
Refinance or tap equity, without losing your rate
If you bought when rates were low, a HELOC or HELOAN keeps the first mortgage untouched. If your rate is above today's, we show the honest break-even before you decide.
5.0 on Google · 450+ five-star reviews
What clients say after closing
"My wife and I were first time homebuyers and it was a bit intimidating at first, but with the help of Taylor and his team, they made it quick and easy. He gave us break downs of our monthly payments prior to viewing homes."
Taylor Hilliger
"We walked away from a slightly better offer from another bank to keep working with Taylor. We trusted him that much. On top of all that, we closed early."
Joe Sadler
"Taylor and his team are the best. They were extremely knowledgeable, warm, and patient. They answered all our questions quickly and thoroughly, and made this long and arduous process clear and concise."
Angela Lewis
Ready to run your Cypress numbers?
How to choose
Three questions to ask any lender in Cypress
Who makes the decision? Ask whether the rate and the approval come from the person you are talking to or get sent somewhere else. As a direct lender, both come from our desk.
Will the closing date hold? Ask how often they close on the contract date. On time is the whole job here, and our clients regularly close early.
Who picks up the phone? Ask who you will actually reach at 6pm on a Thursday. Here it is Taylor and a team you will know by name.
Where we lend in Cypress
Neighborhoods and nearby communities
Every neighborhood in Cypress, and the communities next door. ZIP codes 90630.
- Sorrento
- Tanglewood
- Greenbrook
- Cypress Village
- Fairway Park
- Cypress College area
- Los Alamitos
- La Palma
- Buena Park
- Stanton
- Garden Grove
- Anaheim
Before you apply
The questions that decide the loan
Income that does not fit a W-2. Self-employed, commission, 1099 or asset-based borrowers have a path through our Non-QM programs. The Ability-to-Repay rule still applies; what changes is which documents count.
Buying above the county limit. Above $1,249,125 the loan is a jumbo. Expect a fuller documentation set and a careful appraisal; we tell you the timeline before you write the offer.
Your first home. FHA from 3.5% down, and California programs such as CalHFA MyHome and GSFA Platinum that help with the down payment. Start with the first-time buyer guide.
Licensing. Taylor Weiner, NMLS 263090, originates through Lower, LLC, NMLS 1124061, and is licensed in California. Not an offer of credit or a commitment to lend; all approvals are subject to underwriting. Equal Housing Opportunity.
Cypress FAQs
Fair questions, straight answers
What is the 2026 conforming loan limit in Cypress?
Cypress is in Orange County, where the 2026 one-unit conforming limit is $1,249,125, and the FHA limit matches it. Most Cypress homes sit inside the limit, so conforming and FHA are the usual paths.
Can I get an FHA loan on a townhome in Cypress?
Often. The building must be on the FHA approved list or qualify for a single-unit approval. We check the community before you write the offer, which is the step most lenders skip until underwriting.
Is there down payment assistance for Cypress buyers?
Often. CalHFA MyHome and GSFA Platinum pair with an FHA, VA, USDA or conventional first mortgage and cover part of the down payment and closing costs, subject to income and program rules. We check eligibility for you.
How far is Seal Beach from Cypress?
Our office at 1650 Pacific Coast Highway is a short drive down Valley View or the 605. Most clients handle the loan online and by phone; you are welcome to come in.
How long does a Cypress purchase take to close?
About three weeks is typical for a conventional purchase once you are in escrow, and our clients regularly close early. Condo approvals and complex income can add time, and we tell you up front.
Which neighborhoods do you serve?
All of Cypress, including Sorrento, Tanglewood, Greenbrook, Cypress Village, Fairway Park and the streets around Cypress College, plus Los Alamitos, La Palma, Buena Park, Stanton, Garden Grove and Anaheim.
Other communities
We lend across the coast and inland
Seal Beach
Orange County · home loans, refinance and home equity
Huntington Beach
Orange County · home loans, refinance and home equity
Long Beach
Los Angeles County · home loans, refinance and home equity
Los Alamitos
Orange County · home loans, refinance and home equity
Westminster
Orange County · home loans, refinance and home equity
Fountain Valley
Orange County · home loans, refinance and home equity
Lakewood
Los Angeles County · home loans, refinance and home equity
Newport Beach
Orange County · home loans, refinance and home equity
All communities
Every city we serve from Seal Beach, and across California
Let's talk it through
Want to go over these numbers?
Call us, or send your info and we'll walk through them with you. A real conversation about your situation, no pressure and no obligation.
Mon to Fri, 8:30am to 7:30pm PST