Loading
in Temple City, CA
Temple City sits in a price zone where some buyers need conventional loans and others cross into jumbo territory. The line between these loan types isn't about quality—it's about loan amount limits set by the Federal Housing Finance Agency.
Most Temple City buyers choose conventional financing for homes under the conforming limit. Properties above that threshold require jumbo loans, which come with stricter underwriting and different rate structures.
Conventional loans work for purchases up to $832,750 in Los Angeles County. You can put down as little as 3% if you're a first-time buyer, though 20% down eliminates PMI and gets better rates.
Credit requirements start at 620, but most approved borrowers in Temple City have scores above 700. These loans offer the most flexible terms—15-year, 20-year, and 30-year fixed rates are standard.
Jumbo loans finance anything above $832,750 in Los Angeles County. Temple City has plenty of properties in the $900K-$1.5M range that need jumbo financing.
Expect stricter requirements: 700+ credit scores, 10-20% down minimums, and lower debt ratios. Lenders scrutinize cash reserves more carefully—most want 6-12 months of payments in the bank after closing.
Local decision guide
Use this comparison to weigh Conventional Loans and Jumbo Loans through local payment fit, eligibility, documentation, and timing before choosing a path in Temple City.
Temple City sits in a price zone where some buyers need conventional loans and others cross into jumbo territory. The line between these loan types isn't about quality—it's about loan amount limits set by the Federal Housing Finance Agency.
Most Temple City buyers choose conventional financing for homes under the conforming limit. Properties above that threshold require jumbo loans, which come with stricter underwriting and different rate structures.
Conventional loans work for purchases up to $832,750 in Los Angeles County. You can put down as little as 3% if you're a first-time buyer, though 20% down eliminates PMI and gets better rates.
The split happens at $832,750. Below that, conventional loans offer easier qualifying and more forgiving underwriting. Above it, jumbo loans require stronger financials across the board.
Rates vary by borrower profile and market conditions, but jumbo rates sometimes beat conventional when you have excellent credit and 20%+ down. Conventional loans give you more flexibility with smaller down payments and credit repair scenarios.
Your purchase price makes this decision for you in most cases. Buying under $832,750? You'll use conventional. Above that amount? Jumbo is your only conforming option.
If you're right near the limit, consider whether putting more down to stay conventional makes sense. The easier qualifying might be worth the extra cash if it keeps you below $832,750. Run both scenarios with actual rate quotes.
Anything above $832,750 in Los Angeles County requires jumbo financing. That's the 2026 conforming loan limit for the area.
Not always. Strong borrowers with 20%+ down often get competitive jumbo rates. Rates vary by borrower profile and market conditions.
Yes, if putting more down keeps your loan under $832,750. This works when you're buying slightly above the conventional limit.
Conventional loans accept lower credit scores and smaller down payments. Jumbo loans need stronger financials across every category.
Yes. Temple City has homes in both price ranges, so both loan types are common in this market.