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in La Verne, CA
La Verne sits in eastern Los Angeles County where home prices can swing from modest ranches to luxury estates in minutes. That means some buyers need conventional loans while others cross into jumbo territory.
The dividing line is $806,500 in 2025. Above that, you're shopping for a jumbo loan with different approval rules and pricing.
Conventional loans cover purchases up to $806,500 in Los Angeles County. You need 620 credit minimum, but most deals get approved at 680 or higher.
Down payments start at 3% for first-time buyers. Put down 20% and you skip mortgage insurance entirely. Cash-out refinances cap at 80% loan-to-value on these loans.
Jumbo loans finance anything above $806,500 in LA County. You're looking at 700 minimum credit, with most lenders pricing best at 740.
Expect 10-20% down depending on loan size and credit profile. Reserves matter more here—lenders want 6-12 months of payments in the bank after closing.
Credit standards jump 80 points between conventional and jumbo. A 680 score works fine for conventional but gets rejected or priced poorly on jumbo loans.
Reserves separate the two programs most. Conventional wants 2 months in the bank. Jumbo lenders want proof you can weather a job loss or market downturn with 6-12 months of payments saved.
If you're buying under $806,500 in La Verne, conventional wins. Easier approval, lower reserves, and you qualify with less perfect credit.
Above that limit you have no choice—it's jumbo or nothing. But if you have 740+ credit and healthy reserves, jumbo rates now compete closely with conventional pricing. The approval just takes more documentation.
Anything above $806,500 in 2025 for Los Angeles County. That's the conforming limit—one dollar more makes it jumbo.
Yes, if you have strong credit and reserves. Most lenders want 15-20% down, but 10% programs exist for well-qualified borrowers.
Not necessarily anymore. Jumbo rates often match or beat conventional when you have 740+ credit and solid reserves.
Conventional approves at 620, prices well at 680. Jumbo starts at 700, prices best at 740 or higher.
Typically 6-12 months of mortgage payments in liquid assets after closing. Conventional usually wants just 2 months.