Direct mortgage lender · Westminster, California
Home loans in Westminster,
from Little Saigon to Midway City.
Westminster is minutes from our Seal Beach office along Westminster Boulevard. 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.
This is a city of family businesses and multigenerational households, where a tax return often understates what a family actually earns. We qualify on bank statements, 1099s and profit and loss statements as readily as on W-2s.
How it works
Three steps from Westminster 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 Westminster offer stronger. In escrow, we drive the paperwork so you close on schedule, and our clients regularly close early.
Westminster at a glance
The numbers that shape a Westminster 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 Westminster
Where the right loan changes block by block
Business owners in Little Saigon
Restaurant, retail, salon and trade owners qualify on what the business actually deposits through our bank statement and P&L programs. An ITIN loan is available for borrowers without a Social Security number.
Room for the whole family
Adding a unit or expanding a home is common here. A renovation loan rolls the work into the mortgage, and a HELOC or HELOAN funds an ADU without touching the first mortgage.
First home inside the county limit
Most Westminster homes price inside the $1,249,125 conforming limit, so FHA from 3.5% down and the California down payment programs (CalHFA MyHome, GSFA Platinum) apply.
5.0 on Google · 450+ five-star reviews
What clients say after closing
"Taylor and his team were very helpful in the entire process of getting a home loan. Taylor was very responsive via email, call, and text. Whether nights or weekends, Taylor and his team were always willing to help."
Ryan Manalo
"Just about 2 weeks it took for the loan to be funded. This is a 5 Star Get The Job Done Team. They assisted our loan process with detail and impeccable speed."
Albert Martin
"World-class company, world class loan officer. Taylor is detailed, efficient, effective and consistent. He has the loan ready to close early and never late."
Mark Lee Bolender
Ready to run your Westminster numbers?
How to choose
Three questions to ask any lender in Westminster
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 Westminster
Neighborhoods and nearby communities
Every neighborhood in Westminster, and the communities next door. ZIP codes 92683, 92684.
- Little Saigon
- Midway City
- Westminster Village
- Bolsa Avenue corridor
- Westminster Mall area
- Garden Grove
- Huntington Beach
- Fountain Valley
- Seal Beach
- Santa Ana
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.
Westminster FAQs
Fair questions, straight answers
What is the 2026 loan limit in Westminster?
Westminster is in Orange County, where the 2026 one-unit conforming limit is $1,249,125. The FHA limit is the same. Anything above it is a jumbo loan, which we also originate.
I own a business and my tax returns look low. Can I still buy?
Usually. A bank statement loan uses 12 or 24 months of deposits, a P&L loan uses a CPA-prepared statement, and a 1099 loan uses your 1099s. The Ability-to-Repay rule still applies; what changes is which documents count.
Do you offer loans for borrowers with an ITIN?
Yes. Our ITIN and foreign national program is built for borrowers who file taxes with an Individual Taxpayer Identification Number. Income can be documented with tax returns, bank statements or 1099s.
Can I finance an ADU in Westminster?
Yes, two ways. A renovation loan includes the construction in a purchase or refinance, and a HELOC or home equity loan funds it from existing equity while your first mortgage stays untouched.
Do you serve Midway City?
Yes. Midway City is an unincorporated pocket inside Westminster and we lend there the same way, with Orange County limits.
Which areas do you cover from Seal Beach?
All of Westminster, including Little Saigon, Midway City, Westminster Village, the Bolsa Avenue corridor and the mall area, plus Garden Grove, Huntington Beach, Fountain Valley, Seal Beach and Santa Ana.
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
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