Loan Products & Programs

Conventional Fannie/Freddie

The bread and butter of mortgage lending. Conventional loans backed by Fannie Mae and Freddie Mac for qualified Temecula borrowers.

6 listings

Jumbo Loans

When your dream home exceeds conforming loan limits — because Temecula has some seriously impressive properties. Jumbo loan specialists serving the valley.

4 listings

Construction Loans

Building from the ground up in Temecula? Construction loans that fund your vision from blueprint to move-in day.

5 listings

FHA Loans

Lower down payments, flexible credit requirements, and government backing. FHA loans making Temecula homeownership accessible to more buyers.

6 listings

VA Loans up to 100%

Zero down payment for those who served. VA loan specialists in Temecula honoring your service with exceptional financing terms.

6 listings

USDA Loans with No Money Down

USDA financing is the only way to buy a home around Temecula with no down payment at all unless you have served in the military. There is no catch hiding in the rate, but there is a catch hiding in the map: the property has to sit in an area USDA still counts as rural, and the developed cores of Temecula, Murrieta, and Menifee do not. Those three cities form one continuous census urban area of 528,991 people, and the federal statute behind the program excludes anything attached to an urban area before it ever looks at population. That sounds like a closed door, and for most addresses inside the cities it is. But the boundary follows the edge of the built-up area rather than any city limit, so it cuts through communities instead of stopping politely at their signs. Ten to thirty minutes out, the answer starts flipping. Two houses on the same road can land on opposite sides of it. Three tests, and a file has to pass all three Test What it actually means Who decides Where the property sits The parcel has to fall inside an eligible rural area. City name and ZIP code tell you nothing reliable. USDA's map, per address What the household earns Adjusted household income capped at 115% of the area median for Riverside County and your household size. Everyone living there counts, not just the borrowers. USDA limits, run by your lender What the house is Owner-occupied primary residence, predominantly residential in use and design, and sound enough to meet HUD's condition standards. The appraiser and the lender Which communities near Temecula clear the population tests Population is the mechanism behind the map, not the verdict, so treat this as a guide to the rule rather than a list of answers. Riverside County figures below are 2020 census counts. Community 2020 population Where it lands Temecula, Murrieta, Menifee 110,003 / 110,949 / 102,527 Inside one urban area of 528,991 Hemet 89,833 Far above every tier in the statute Wildomar 36,875 Above the 35,000 grandfather ceiling French Valley 35,280 280 people above that same ceiling Sage 3,370 Under 10,000 and rural in character Anza 3,075 Under 10,000 and rural in character Winchester 3,068 Under 10,000 and rural in character Aguanga 989 Under the 2,500 threshold outright Check any specific address on the USDA property eligibility site before you tour it, not after you write an offer. What zero down actually costs Nothing down is not the same as nothing owed. USDA charges a 1% upfront guarantee fee , which can be financed into the loan, and a 0.35% annual fee calculated on the balance. Both sit well under the ceilings the regulation authorizes, which are 3.5% and 0.5%. Against the obvious alternative, that pricing wins twice: FHA asks 1.75% upfront and 0.55% a year on most high loan-to-value 30-year loans, and it still wants 3.5% down. The trade is that USDA works on a minority of local addresses and caps what you can earn, while FHA works anywhere with no income limit. One more wrinkle worth knowing early: the USDA annual fee runs for the life of the loan unless you refinance out, where conventional mortgage insurance eventually falls off on its own. If the parcel does not qualify, the zero-down goal does not have to die with it. Veterans have the other true no-money-down path through VA financing , with no geographic restriction and no income cap. Everyone else usually lands on FHA with down payment assistance layered on top, which works on exactly the addresses USDA will not touch. For the full breakdown of how the boundary is drawn, why the 2020 census moved less than everyone expected, and how the income worksheet can rescue a household that looks a few thousand dollars over, read USDA loan eligibility near Temecula . Below are the lenders who actually write these files locally, plus the eligibility tools worth bookmarking. Volume is genuinely thin here, because most of the population lives inside the ineligible zone, so it pays to work with someone who has closed one recently rather than someone willing to try.

5 listings

Alt-A Loans

Non-traditional documentation, self-employed borrowers, unique financial situations — alternative lending solutions for Temecula buyers who color outside the lines.

5 listings