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Lomita sits between Torrance and Harbor Gateway, where most properties fall under conforming limits. Conventional loans dominate here because prices typically stay below $832,750.
This loan type works well for Lomita's mix of single-family homes and condos. Buyers with stable W-2 income and decent credit get the best terms.
Rates vary by borrower profile and market conditions. The smaller the down payment, the higher your rate and monthly PMI cost.
Conventional Loans in Lomita
You need a 620 credit score minimum for conventional approval. Lenders want 3% down for single-unit properties, but 5% down gets you better pricing.
Your debt-to-income ratio can't exceed 50% in most cases. That includes your new mortgage payment, property taxes, insurance, and existing debts.
Expect two years of W-2 employment history. Self-employed borrowers need two years of tax returns showing stable or increasing income.
Local decision guide
Use this guide to connect conventional loans eligibility, lender expectations, and local market factors before comparing payment options in Lomita.
Lomita sits between Torrance and Harbor Gateway, where most properties fall under conforming limits. Conventional loans dominate here because prices typically stay below $832,750.
This loan type works well for Lomita's mix of single-family homes and condos. Buyers with stable W-2 income and decent credit get the best terms.
Rates vary by borrower profile and market conditions. The smaller the down payment, the higher your rate and monthly PMI cost.
We shop 200+ wholesale lenders for conventional loans. Rate spreads between lenders run 0.25% to 0.75% on the same day for the same borrower profile.
Some lenders price aggressively for high credit scores. Others beat everyone on 5% down programs or specific property types like condos.
Big banks advertise low rates but add fees that brokers don't charge. We see the wholesale rate sheets they use and typically beat their retail pricing.
Lomita buyers often choose conventional over FHA to avoid upfront mortgage insurance. You save $6,000 on a $400,000 purchase by skipping that fee.
If you have 10% down and 740+ credit, conventional beats FHA on monthly payments too. The PMI costs less than FHA's ongoing insurance premium.
I push borrowers toward 5% down instead of 3% when possible. You get a lower rate, smaller PMI payment, and build equity faster from day one.
FHA allows 580 credit scores but charges higher insurance costs forever on loans after 2013. Conventional PMI cancels automatically once you hit 78% loan balance.
Jumbo loans kick in above $832,750 in Los Angeles County. Those need 10-20% down and stricter credit requirements than conventional.
VA loans beat everything if you qualify through military service. Zero down payment and no monthly mortgage insurance at any loan-to-value ratio.
Lomita homes built before 1978 need lead paint disclosures and sometimes inspections. Lenders won't delay closing for this, but know it adds steps.
The city has standard LA County transfer taxes and recording fees. Budget roughly 1% of purchase price for these costs beyond your down payment.
Some Lomita condos have deferred maintenance issues that show up in HOA reviews. Lenders reject loans when reserve funds drop too low or special assessments loom.
You need 620 minimum to qualify. Scores above 740 unlock the best rates and lowest PMI costs on purchases or refinances.
3% down works for single-family homes. 5% down gets you better pricing and lower monthly payments through reduced PMI.
Yes, if the complex meets lender condo requirements. We check HOA financial health and owner-occupancy ratios during approval.
PMI cancels automatically at 78% loan-to-value. You can request removal at 80% if you've made on-time payments.
Yes, with two years of tax returns showing stable income. Lenders average your net profit after deductions to qualify you.