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in Industry, CA
Industry sits in the San Gabriel Valley with a unique real estate profile—this is an industrial and commercial hub, not a typical residential market. Property values here can easily push past conforming loan limits, especially for mixed-use or commercial buildings.
Conventional loans max out at $806,500 for single-family properties in Los Angeles County in 2025. Anything above that requires a jumbo loan, which comes with stricter approval requirements and different rate structures.
Conventional loans follow Fannie Mae and Freddie Mac guidelines. You can put down as little as 3% for a primary residence, though 5-20% is more common for investment properties.
Credit score minimums start at 620, but expect better rates at 740+. Debt-to-income ratios cap at 50% in most cases, and you'll need clean financials with two years of tax returns and employment verification.
These loans offer the most competitive rates when you qualify. Lenders price them aggressively because Fannie and Freddie buy the loans, creating a liquid secondary market.
Jumbo loans finance anything over the conforming limit. In Industry, that covers most commercial properties and higher-end mixed-use buildings.
Expect to put down 10-20% minimum, sometimes 25-30% for investment properties. Credit scores need to hit 700 at a minimum, with most lenders preferring 720+ for their best pricing.
Income documentation gets scrutinized harder. Lenders want to see 6-12 months of reserves after closing, proving you can handle payments even if income drops. Portfolio lenders hold these loans instead of selling them, so they set their own rules.
The loan limit splits these two cleanly. Under $806,500 in LA County, you use conventional. Above that, jumbo is your only conforming option unless you're looking at portfolio products.
Jumbo loans demand stronger financials across the board. You need higher credit, bigger down payments, more reserves, and lower debt ratios. Conventional loans allow flexibility on these factors, especially for primary residences.
Rate differences vary by market conditions. Sometimes jumbos price lower than conventional because lenders compete for high-net-worth borrowers. Other times they run 0.25-0.50% higher due to increased risk exposure.
If your property costs less than $806,500, conventional wins on ease and flexibility. You'll face simpler approval requirements and potentially lower rates, depending on your credit profile.
Above that threshold, jumbo is your path. Industry's commercial nature means many properties exceed conforming limits, so prepare for the stricter underwriting. Strong income, solid credit, and substantial reserves make jumbo approval straightforward.
Some buyers split the difference—putting more down to stay under the conforming limit. If you're at $850,000, a $50,000 larger down payment gets you conventional financing and potentially better terms overall.
$806,500 for single-family properties in Los Angeles County. Anything above that requires a jumbo loan.
Some lenders allow 10% down on jumbos for primary residences with strong credit. Investment properties typically require 20-30% down.
Not always. Rates vary by borrower profile and market conditions—sometimes jumbos price competitively for well-qualified buyers.
Minimum 700, but most lenders prefer 720+ for best pricing. Conventional loans start at 620.
Typically 6-12 months of mortgage payments in liquid assets after closing. Conventional loans require less or none depending on down payment size.