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Fixed rates above 6.5% are pushing more Simi Valley buyers toward ARMs. HousingWire flagged a 10.4% weekly drop in mortgage applications when the 30-year hit 6.57% — ARM demand shifted noticeably.
Portfolio ARMs sit outside the standard secondary market. Lenders keep these loans on their own books, which means they can bend rules that conventional products won't touch.
5, 7, or 10 years
Initial Rate Period
Non-QM / Portfolio
Loan Type
Flexible / Alt-Doc
Income Docs
Manual Underwriting
Credit Review
Up to 12 months
Reserves Required
Portfolio ARMs in Simi Valley
These are non-QM loans. Standard debt-to-income caps don't always apply. Lenders look at the full picture — assets, income type, and cash reserves.
Expect stricter reserve requirements than a conventional ARM. Many portfolio lenders want 12 months of payments sitting in the bank before they approve.
Local decision guide
Use this guide to connect portfolio arms eligibility, lender expectations, and local market factors before comparing payment options in Simi Valley.
Fixed rates above 6.5% are pushing more Simi Valley buyers toward ARMs. HousingWire flagged a 10.4% weekly drop in mortgage applications when the 30-year hit 6.57% — ARM demand shifted noticeably.
Portfolio ARMs sit outside the standard secondary market. Lenders keep these loans on their own books, which means they can bend rules that conventional products won't touch.
These are non-QM loans. Standard debt-to-income caps don't always apply. Lenders look at the full picture — assets, income type, and cash reserves.
Most banks won't advertise portfolio ARMs on rate sheets. You find them through brokers with direct wholesale relationships — not through a rate comparison site.
We work with 200+ wholesale lenders. Several specialize in portfolio products for Ventura County borrowers who don't fit the Fannie Mae mold.
Portfolio ARMs make the most sense for borrowers with a clear exit strategy. Think 5-7 year hold, refinance before adjustment, or a payoff event on the horizon.
Self-employed borrowers and investors use these heavily. The income flexibility is the draw — not just the initial rate.
A DSCR loan prices off rental income. A portfolio ARM prices off your full borrower profile. If you're buying a primary in Simi Valley, portfolio wins on rate.
Bank statement loans verify income differently but are usually fixed rate. Portfolio ARMs give you lower initial payments with income flexibility — a different trade-off.
Simi Valley sits in eastern Ventura County. Commuter demand from LA keeps purchase activity steady even when rates climb.
Portfolio lenders active in Ventura County understand the market here. That matters when an underwriter is manually reviewing your file.
The lender keeps the loan instead of selling it. That means more flexible terms, but also higher reserve and credit requirements.
Yes. Portfolio lenders accept alternative income documentation. Bank statements or asset depletion can work where W-2s don't.
It depends on the loan structure — 5/1, 7/1, and 10/1 ARMs are common. The rate stays fixed for the initial term, then adjusts annually.
Most portfolio ARMs include periodic and lifetime caps. Review your note carefully — caps vary by lender and product.
Often yes. Reserves and credit standards can be stricter. The trade-off is income flexibility that conventional loans won't offer.
Yes. We have wholesale access to lenders that specialize in portfolio products for Ventura County borrowers.