Direct mortgage lender · Lakewood, California
Home loans in Lakewood,
from Lakewood Village to Mayfair.
Lakewood is a short drive north of our Seal Beach office along the 605. We are a direct lender: the rate you are quoted and the decision on your file both come from our desk, and the date on your contract holds.
Lakewood's post-war tracts were built for first-time buyers and still serve them, alongside families who have owned the same house for decades and want to put its equity to work. Both are loans we close every month.
How it works
Three steps from Lakewood 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 Lakewood offer stronger. In escrow, we drive the paperwork so you close on schedule, and our clients regularly close early.
Lakewood at a glance
The numbers that shape a Lakewood loan
$1,249,125
2026 one-unit conforming loan limit in Los Angeles 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 Lakewood
Where the right loan changes block by block
First home in a Lakewood tract
Most Lakewood homes price inside the county limit, so FHA from 3.5% down and the California programs CalHFA MyHome and GSFA Platinum apply. Eligible veterans can use a VA loan with 0% down.
Equity after decades of ownership
Long-held Lakewood homes carry real equity. A HELOC or HELOAN funds a remodel, an ADU or a child's down payment while the first mortgage stays untouched. For owners sixty-two and older, a reverse mortgage is another path.
Renovate the original floor plan
A renovation loan rolls the cost of opening up a 1950s layout or adding a unit into the purchase or refinance, based on the value after the work.
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
"Taylor and his team were outstanding during our buyer transaction. This is my 2nd time closing a transaction with them. They're very professional, work fast and are always updating and communicating throughout the entire process."
Danny G
"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
Ready to run your Lakewood numbers?
How to choose
Three questions to ask any lender in Lakewood
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 Lakewood
Neighborhoods and nearby communities
Every neighborhood in Lakewood, and the communities next door. ZIP codes 90712, 90713, 90715.
- Lakewood Village
- Lakewood Park
- Lakewood Mutuals
- Lakewood Estates
- Carson Park
- Lakewood Gardens
- Mayfair
- Long Beach
- Cerritos
- Bellflower
- Hawaiian Gardens
- Cypress
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.
Lakewood FAQs
Fair questions, straight answers
What is the 2026 conforming loan limit in Lakewood?
Lakewood is in Los Angeles County, where the 2026 one-unit conforming limit is $1,249,125, the national ceiling. The FHA limit is the same figure.
Do you lend in Los Angeles County from Seal Beach?
Yes. Our office at 1650 Pacific Coast Highway is just over the county line, and we lend throughout Los Angeles County, including Lakewood, Long Beach, Cerritos and Bellflower.
Is there down payment help for first-time buyers in Lakewood?
Often. CalHFA MyHome and GSFA Platinum are California programs that pair with an FHA, VA, USDA or conventional first mortgage. Eligibility depends on income and the program; we check both for you.
Can I add an ADU with a renovation loan?
Yes, if the work and the property qualify. A renovation loan bases the loan on the value after the work is done and pays the contractor in draws. A HELOC is the alternative when you already have the equity.
How long does a Lakewood purchase take to close?
About three weeks is typical for a conventional purchase once in escrow, and our clients regularly close early. Renovation loans take longer because the contractor bid is part of the file.
Which neighborhoods do you serve?
All of Lakewood, including Lakewood Village, Lakewood Park, the Mutuals, Lakewood Estates, Carson Park, Lakewood Gardens and Mayfair, plus Long Beach, Cerritos, Bellflower, Hawaiian Gardens and Cypress.
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
Cypress
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
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