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Los Angeles County, direct lender with the option to broker
Long Beach Mortgage Broker
A Long Beach mortgage broker has to price a city where the ZIP code sets the loan. Downtown condos carried typical values near $400,000 in September 2026, North Long Beach houses sold around $730,000, and Belmont Shore and Naples had a median above $1.5 million. Alameda Mortgage is a direct lender that can also broker, and from Simi Valley Mike Fisher prices each of those loans with us and, when it helps, against other wholesale lenders, then closes them with a Long Beach appraiser and escrow company.
Price my Long Beach loan Today’s rates
Long Beach Home Loans From a $395,000 Condo to a $1.5 Million Canal Home
Citywide, Zillow put the typical Long Beach home value at $852,391 at the end of September 2026, up 2.4% from a year earlier, and Redfin’s September median sale price was $909,567 across 653 sales. Those averages hide a city with very different markets inside it: downtown condos near $400,000, North and central Long Beach around $685,000 to $730,000, the east side and Bixby Knolls at $1.07 million to $1.11 million, and the Belmont Shore and Naples coast near $1.50 million.
Los Angeles County sits at the high-cost ceiling, so its 2026 one-unit conforming limit is $1,249,125. Most Long Beach purchases fall below it, either as standard conforming loans up to $832,750 or in the high-balance band above that. Jumbo financing mostly shows up near the water and at the top of the east-side neighborhoods.
Today’s Long Beach Mortgage Rates, Priced for LA County
Priced for Los Angeles County, October 27, 2026
0.125 points See every option 15-year fixed 6.375% 6.436% APR P&I $5,531/mo on $640,000
$800 lender credit See every option 30-year FHA 7.250% 7.324% APR P&I $4,366/mo on $640,000
0.187 points See every option 30-year VA 6.750% 6.794% APR P&I $4,151/mo on $640,000
$506 lender credit See every option 30-year jumbo 8.125% 8.207% APR P&I $10,395/mo on $1,400,000
0.322 points See every option
Par pricing for a single-family primary residence in Los Angeles County: 20% down, 30-year term unless noted, 780+ credit, 30-day lock, escrows included. Payments are principal and interest only; taxes and insurance add to them. Rates change through the day and are not a commitment to lend. Price your own Long Beach scenario, no credit pull.
Broker or Bank: Why the Lender Matters in Long Beach
Different lenders handle older buildings in very different ways, and Long Beach has a lot of them. A downtown condo can be approved by one lender and turned down by the next because of reserves, insurance or the owner-occupancy mix. A duplex in North Long Beach needs a lender comfortable with rental income. Mike prices the same scenario on our own programs and other wholesale lenders’ and shows you each one’s rate, APR, points or credit and cash to close. A bank can only offer its own rate sheet.
| A retail bank | Alameda Mortgage, direct lender that can also broker | |
|---|---|---|
| Rate sheets compared | One, set by that bank | Alameda plus other wholesale lenders on the same day |
| Older downtown condo buildings | One HOA review; a decline ends the search | A building one lender rejects may pass with another |
| Small multifamily in North and central Long Beach | Rental income rules of one institution | Lenders chosen for how they count rent from the other units |
| Loans from $832,751 on the east side | High-balance priced on one grid | High-balance grids compared, since they differ most |
| Business owners at the port or in logistics | Tax returns only | Tax returns, or bank statement programs when returns run low |
General comparison. Banks and lenders vary, and every loan is subject to credit approval.
A clean W-2 file on a house does fine anywhere; Long Beach produces many files that are not that, which is where a Long Beach mortgage broker earns the call.
Long Beach Housing Market Insights for 2026
Sources: Redfin Long Beach housing market (September 2026), Zillow Home Value Index (September 30, 2026), U.S. Census Bureau ACS 2020-2024, California Department of Finance E-1 estimate.
Homes selling at 99.6% of list after about seven weeks is a market that leaves room to negotiate. Offers with appraisal and loan contingencies are still normal, and buyers usually have time to compare lenders before writing one. Zillow’s median time to pending was shorter, 24 days, so well-priced listings still move quickly.
Redfin’s monthly median rose 9.3% from September 2025, but that figure swings with the mix of homes sold; Zillow’s whole-stock index rose a steadier 2.4% and is the better guide for budgeting.
What the Recent Numbers Say About Direction
We do not publish forecasts. The sourced trend is modest value growth, slightly faster sales and rents up 2.4%. Central Long Beach (90813) was the slow corner, at 72 median days on market in the three months ending June 2026, which gives buyers there more room on price.
Long Beach Neighborhoods and the Home Loans That Fit Them
Prices are Redfin ZIP medians or Zillow neighborhood typical values for mid-2026, as noted. The useful question for each area is which loan band and program a typical purchase lands in.
Belmont Shore, Naples and Belmont Heights
The coastal and canal neighborhoods of 90803 had a median of about $1.50 million in June 2026. With 20% down the loan is about $1.2 million, still high-balance conforming; with less than about 17% down it becomes a Long Beach jumbo loan. Flood exposure belongs in the budget here.
Bixby Knolls and California Heights
Older single-family streets on former Rancho Los Cerritos land, at about $1.11 million in August 2026. Move-up buyers here usually land in the high-balance band.
Los Altos, El Dorado Park, Lakewood Village and The Plaza
Post-war east-side tracts near Cal State Long Beach and the airport, with ZIP medians of about $1.07 million to $1.10 million. Veterans with full entitlement can buy here with a VA loan and nothing down if income supports the payment.
Rose Park and Bluff Park
Craftsman and Spanish-era homes near downtown, about $853,000 in Rose Park and $777,000 to $813,000 in Bluff Park and Bluff Heights, a mix of houses and condos. Older systems often show up in the inspection, so read it before choosing a low-down program.
North Long Beach
Entry-level single-family and small multifamily at about $730,000. FHA and 3% to 5% down conventional loans are the usual starting point, and an owner-occupied duplex can use the second unit’s rent to help qualify.
Central Long Beach, East Village and Alamitos Beach
Dense older apartment and condo stock, from about $395,000 for East Village condos to $685,000 for the 90813 median. Building approval decides as much as the borrower does, so send the address early.
Zaferia and Carroll Park
Mid-city bungalows and small buildings at about $540,000 and $721,000, price points that fit both first-time buyers and small investors.
Loan Programs Your Long Beach Mortgage Broker Can Arrange
- Conventional loans, standard and high-balance, from 3% down on standard loans (5% on high-balance) for first-time buyers.
- FHA loans with 3.5% down up to the $1,249,125 county limit, including two- to four-unit homes you live in.
- VA home loans for the city’s 13,029 veterans and nearby Guard and Navy families, with no monthly mortgage insurance.
- Jumbo loans above $1,249,125, mostly near the water.
- Non-QM and bank statement loans for self-employed borrowers whose returns understate income.
- DSCR loans that qualify a rental on its rent and can close in an LLC.
- HELOCs and fixed-rate seconds for ADUs and remodels behind a low first mortgage.
- Refinance loans, rate-and-term or cash-out.
First-Time Buyer Help: Check Status Before You Count on It
The city’s own First-Time Homebuyer Assistance Program awarded $1.8 million in grants to 76 households between March 2023 and September 2025 and is now closed, with an interest list for any future round. The LA County Development Authority runs a Home Ownership Program, but its amounts and eligibility for Long Beach addresses were not confirmed here. CalHFA’s statewide MyHome Assistance Program, paired with a CalHFA first mortgage, is listed as current. Funding rounds open and close, so confirm status the week you apply. Our purchase loan guide helps you size a budget before you call.
Property Taxes, Insurance and Transfer Tax in Long Beach
Property tax in Long Beach starts with the 1% Proposition 13 base, plus voter-approved debt service. The combined rate differs by tax rate area, and some parcels carry community facilities district or assessment charges, so ask for the seller’s current tax bill before you rely on any estimate. Lenders qualify you on the full bill.
Transfer tax is lower than in Los Angeles proper. Long Beach does not appear on the LA County Registrar-Recorder’s list of cities with their own transfer tax (Culver City, Los Angeles, Pomona, Redondo Beach and Santa Monica), so a sale pays only the county’s $1.10 per $1,000 of value, about $1,000 at the September median. The City of Los Angeles’s Measure ULA does not apply in Long Beach. Buyer and seller negotiate who pays.
California property tax starts at 1% of the purchase price under Proposition 13, plus voter-approved bonds and any special assessments on the parcel, so the real bill varies by street. Insurance depends on the home, its fire and flood exposure and the carrier. These are estimates for budgeting, not quotes. Run your own numbers.
Earthquake Retrofits, Low-Lying Streets and the Insurance Quote
Wildfire exposure is low in flat, coastal Long Beach; earthquake and water drive the insurance quote instead. The city has identified 3,226 soft-story buildings with about 26,000 units, and retrofit status can surface in the appraisal and the premium. Naples, Belmont Shore and the Peninsula are low-lying, with coastal flood and tsunami exposure, and flood zones are mapped parcel by parcel, so check the address on FEMA’s map. Where flood insurance is required, the premium counts in your payment. Statewide, FAIR Plan growth slowed to 1.9% in the second quarter of 2026 as carriers returned.
Refinancing and Home Equity in Long Beach
Owners holding a low first mortgage rarely want to reprice it to borrow for a backyard unit or a remodel. A Long Beach HELOC sits behind the existing loan instead, with rates from 7.49% APR, variable. The city also reopens its Backyard Builders ADU loan, up to $250,000 at 2% for income-qualified owners, for applications November 1 to 30, 2026. A refinance still wins when the new rate is clearly lower.
Investment Property Financing in Long Beach
About 59% of Long Beach households rent, and Zillow’s average rent was $2,412 in September 2026. Investors can finance conventionally on their own income or use a Long Beach DSCR loan that qualifies on the rent. Either way, budget for the city’s Just Cause ordinance, which requires relocation payments on no-fault terminations on top of state AB 1482. An owner-occupied duplex is the gentler entry: the 2026 two-unit conforming limit in the county is $1,599,375.
Why Choose Alameda Mortgage as Your Long Beach Mortgage Broker
You work with Mike from the first quote to funding. He tells you which loan band the purchase lands in, which lenders handle the building or the income type best, and when a different program would cost less. Alameda Mortgage does not have a Long Beach office; loans close by phone, email and e-signature with a Los Angeles County appraiser and local escrow and title.
How a Long Beach loan moves from quote to keys
- Share the scenarioNeighborhood or address, price range, down payment, rough credit and how you earn your income. No credit pull to price it.
- Get underwritten earlyIncome and asset documents are reviewed before you shop, so the approval letter means something to a listing agent.
- Compare and chooseRate, APR, points or credit and cash to close from several lenders, side by side. You pick, then lock.
- Appraisal and conditionsA county appraiser values the home while Mike clears conditions and any condo or HOA review with the lender.
- Sign and recordE-signature or a mobile notary, then your escrow company records the loan and funds the purchase.
Long Beach Mortgage Broker FAQs
What does a Long Beach mortgage broker do that a bank does not?
A broker sends one application to several wholesale lenders and compares their pricing and rules on the same day. A bank offers only its own; Alameda Mortgage lends directly and can broker too. The gap matters most in Long Beach on older condo buildings, small multifamily properties, high-balance east-side loans and self-employed files, where lenders disagree the most.
Does Long Beach charge a city transfer tax?
No. Long Beach is not one of the LA County cities with its own documentary transfer tax, so a sale pays the county rate of $1.10 per $1,000 of value, roughly $1,000 on a $909,567 home. The City of Los Angeles’s Measure ULA does not reach Long Beach. Who pays is negotiated in the purchase contract.
Is a Belmont Shore home going to need a jumbo loan?
Not always. In 2026, Los Angeles County loans become jumbo only above $1,249,125. At the 90803 median of about $1.50 million (Redfin, June 2026), a buyer putting 20% down borrows about $1.2 million, which is still high-balance conforming. With less than about 17% down, the same purchase moves into jumbo pricing and documentation.
Can I buy a downtown Long Beach condo with a low down payment?
Usually, yes. With typical values of roughly $395,000 to $516,000 in East Village and Alamitos Beach (Zillow, September 2026), FHA at 3.5% down or conventional at 3% to 5% down can both work. The association also has to pass the lender’s review of its budget, reserves and insurance, and that is where lenders disagree most.
Does a soft-story building affect my Long Beach mortgage?
It can. The city has identified 3,226 soft-story buildings, and retrofit status can surface in the appraisal, the HOA review and the insurance quote. The premium counts in your qualifying payment. Ask for retrofit records and an insurance quote during the inspection period, before contingencies come off.
You are based in Simi Valley. How does a Long Beach loan close?
Alameda Mortgage Corp is licensed throughout California, so Long Beach loans are handled by phone, email and e-signature. A Los Angeles County appraiser inspects the home and a local escrow and title company handles closing. Mike prices the file with us and against other wholesale lenders and stays your contact through funding.
What Clients Say About Working With Mike
★★★★★
The process went smoothly and very quickly
★★★★★
Everthing was explained in detail and answered all my questions.
★★★★★
Mike had great communication and knows how to get things done.
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Contact Your Long Beach Mortgage Broker
Send the neighborhood or ZIP, the price range and your planned down payment. Mike will show you which loan band you fall in and price it with us and, if it helps, other wholesale lenders, usually the same business day. No credit pull to start.
Prefer to talk? Call 800-801-5626.