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Conventional Loans in Agoura Hills
Agoura Hills sits at the western edge of Los Angeles County, where suburban neighborhoods meet Ventura County pricing. Most properties here fall into conventional loan territory—strong credit gets you better rates than FHA, and you skip government insurance fees.
The local market favors conventional buyers. Sellers know these deals close faster than FHA because appraisals have fewer requirements. If your credit and down payment qualify, you'll write stronger offers.
You need 620 credit minimum, but 740+ unlocks the best pricing. Most Agoura Hills buyers put down 10-20%. Less than 20% down means private mortgage insurance until you hit 20% equity.
Lenders verify income through W-2s, tax returns, and pay stubs. Debt-to-income can't exceed 43% in most cases—sometimes 50% with strong reserves. Two years of stable employment history matters more than what you earn.
We shop 200+ wholesale lenders for conventional loans. Rate spreads between lenders hit 0.5% on the same borrower profile. Big banks advertise low rates but can't match wholesale pricing once you factor in fees.
Some lenders waive PMI with single-premium options. Others offer lender-paid mortgage insurance at slightly higher rates. Portfolio lenders stretch DTI limits to 50% when bank statements show cash reserves.
Most Agoura Hills buyers overpay by taking the first conventional quote they get. We recently saved a buyer $73,000 over loan life by finding a lender with better PMI terms at the same rate.
Put 15% down instead of 10% if you can swing it. PMI drops by half, and you qualify for lower rates. The breakeven happens in under three years with typical appreciation. Skip 20% down if it drains your emergency fund—PMI costs less than most people think.
FHA loans cost more long-term despite easier qualification. You pay upfront mortgage insurance plus monthly premiums that never drop off. Conventional PMI disappears at 20% equity—FHA keeps charging for 11 years minimum.
Jumbo loans kick in above conforming limits around $766,550. Agoura Hills has properties on both sides of that line. If you're close, putting more down to stay conventional saves you from jumbo underwriting headaches and rate premiums.
Agoura Hills straddles Los Angeles and Ventura Counties. Your property address determines which county transfer taxes apply—sometimes worth considering when choosing between similar homes.
Older properties near the 101 corridor need careful appraisals. Conventional lenders won't require FHA's strict property standards, but they still want functional systems. Budget for inspection surprises on 1970s construction.
620 minimum gets you approved. 740+ scores unlock the lowest rates and best terms—typically 0.5% better pricing than 680 credit.
Most buyers put down 10-20%. Less than 20% means PMI, but don't drain savings to avoid it—PMI drops off at 20% equity.
Yes. Appraisals have fewer property requirements, and underwriting moves quicker. Expect 25-30 days versus 35-45 for FHA.
Absolutely. Conventional appraisals are more flexible than FHA on property condition. Lenders still want functional systems, but standards are looser.
Automatically at 78% loan-to-value. You can request removal at 80% with an appraisal showing your home value increased.
Mortgage financing for independent contractors and freelancers who earn 1099 income instead of traditional W-2 wages.
Mortgage programs that allow borrowers to qualify based on liquid assets rather than traditional employment income.
Non-QM loans that use 12 to 24 months of bank statements to verify income for self-employed borrowers.
Short-term financing that bridges the gap between buying a new property and selling an existing one.
Debt Service Coverage Ratio loans that qualify investors based on a rental property's income rather than personal income.
Mortgage programs designed for non-US citizens and non-permanent residents who want to purchase property in the United States.
Asset-based short-term loans primarily used by real estate investors for property acquisition and renovation projects.
Mortgages that allow borrowers to pay only the interest for an initial period, resulting in lower monthly payments upfront.
Financing solutions tailored for real estate investors purchasing rental properties, fix-and-flip projects, or investment portfolios.
Home loans for borrowers who have an Individual Taxpayer Identification Number instead of a Social Security number.
Adjustable rate mortgages held in a lender's portfolio rather than sold on the secondary market, offering more flexible terms.
Non-QM mortgages that use a CPA-prepared profit and loss statement to verify income for self-employed borrowers.
Home loans with interest rates that adjust periodically based on market conditions after an initial fixed-rate period.
Specialized mortgage programs designed to support homeownership in underserved communities with flexible qualification criteria.
Mortgages that meet the guidelines and loan limits set by Fannie Mae and Freddie Mac for secondary market purchase.
Financing for building a new home or making major renovations, typically converting to a permanent mortgage upon completion.
Innovative loan products that leverage projected home equity growth to provide favorable financing terms.
Government-insured mortgages from the Federal Housing Administration with low down payments and flexible credit requirements.
A revolving line of credit secured by your home equity that allows you to borrow funds as needed during a draw period.
A fixed-rate second mortgage that provides a lump sum of cash by borrowing against the equity built in your home.
Mortgages that exceed the conforming loan limits set by the FHFA, designed for financing high-value luxury properties.
Loans for homeowners aged 62 and older that convert home equity into cash without requiring monthly mortgage payments.
Government-backed zero down payment mortgages for eligible rural and suburban homebuyers who meet income limits.
Government-guaranteed mortgages for eligible veterans, active-duty service members, and surviving spouses with zero down payment.