Sources
Sources & verification
Every rate, limit, fee and rule this build uses was read from the primary source listed below on 2026-08-01. Nothing on this page is estimated or recalled from memory. Where a value could not be read from its source, the feature that needed it is switched off rather than filled with a guess — those gaps are listed at the bottom.
Key verified values
- 30-year rate
- 6.66% PMMS week ending 2026-07-30
- 15-year rate
- 6.04% PMMS week ending 2026-07-30
- Conforming baseline
- $832,750 FHFA 2026, one unit
- FHA floor / ceiling
- $541,287 / $1,249,125 HUD 2026
- FHA upfront MIP
- 1.75% ML 2023-05
- VA funding fee
- 1.25% / 1.5% / 2.15% by down payment, first use
- CA property tax
- 1.1% 1% Prop 13 cap + ~0.1% voter-approved
- PMI threshold
- above 80% LTV CFPB
- CA counties loaded
- 58 of 58
- Real lenders
- 14 from HMDA 2025, 108,551 closed CA purchase loans
What we could not verify — and what we did about it
Each of these turns a feature off rather than substituting a guess.
| Value | Why not verified | Effect |
|---|---|---|
| Private mortgage insurance premium rates | MI rate cards (MGIC and peers) are behind bot protection; premiums are set per-borrower by the MI company. | Conventional loans above 80% LTV are shown as eligible but UNPRICED pending a real MI quote. |
| Fannie Mae loan-level price adjustments (LLPAs) | fanniemae.com blocks automated retrieval of the LLPA matrix. | No credit-score or LTV rate adjustments are applied to any option. |
| Investor minimum credit score, maximum DTI and maximum LTV for conventional loans | Fannie Mae and Freddie Mac Selling Guides block automated retrieval. | Conventional eligibility is screened on county loan limit and the MI threshold only. |
| USDA guaranteed loan upfront and annual guarantee fees | rd.usda.gov returned 403 to automated retrieval. | USDA is not activated. |
| Live lender-specific rate quotes, margins and compensation | Wholesale rate sheets are confidential to contracted brokers; no lender data agreement exists for this build. | No lender is connected and no live quote is shown. Real HISTORICAL pricing is published instead, from HMDA public data: what each lender actually charged on loans they closed in California — see /lenders. |
| Homeowners insurance premiums | Premiums are property- and carrier-specific and require a real quote. | Excluded from the payment until an insurance partner records a quote. |
| Third-party closing costs (appraisal, title, escrow, recording) | Fees are provider- and county-specific and require real quotes. | Excluded from cash-to-close until a title/escrow partner records them. |
| CalHFA program rates | CalHFA published N/A for every program (page data effective 2026-06-08). | CalHFA programs are not activated. |
County loan limits in force
FHFA conforming and HUD FHA one-unit limits for all 58 California counties, 2026.
| County | Conforming | FHA |
|---|---|---|
| Alameda | $1,249,125 | $1,249,125 |
| Alpine | $832,750 | $736,000 |
| Amador | $832,750 | $541,287 |
| Butte | $832,750 | $541,287 |
| Calaveras | $832,750 | $541,287 |
| Colusa | $832,750 | $541,287 |
| Contra Costa | $1,249,125 | $1,249,125 |
| Del Norte | $832,750 | $541,287 |
| El Dorado | $832,750 | $764,750 |
| Fresno | $832,750 | $541,287 |
| Glenn | $832,750 | $541,287 |
| Humboldt | $832,750 | $541,287 |
| Imperial | $832,750 | $541,287 |
| Inyo | $832,750 | $541,287 |
| Kern | $832,750 | $541,287 |
| Kings | $832,750 | $541,287 |
| Lake | $832,750 | $541,287 |
| Lassen | $832,750 | $541,287 |
| Los Angeles | $1,249,125 | $1,249,125 |
| Madera | $832,750 | $541,287 |
| Marin | $1,249,125 | $1,249,125 |
| Mariposa | $832,750 | $541,287 |
| Mendocino | $832,750 | $546,250 |
| Merced | $832,750 | $541,287 |
| Modoc | $832,750 | $541,287 |
| Mono | $832,750 | $776,250 |
| Monterey | $994,750 | $994,750 |
| Napa | $1,017,750 | $1,017,750 |
| Nevada | $832,750 | $649,750 |
| Orange | $1,249,125 | $1,249,125 |
| Placer | $832,750 | $764,750 |
| Plumas | $832,750 | $541,287 |
| Riverside | $832,750 | $690,000 |
| Sacramento | $832,750 | $764,750 |
| San Benito | $1,249,125 | $1,249,125 |
| San Bernardino | $832,750 | $690,000 |
| San Diego | $1,104,000 | $1,104,000 |
| San Francisco | $1,249,125 | $1,249,125 |
| San Joaquin | $832,750 | $678,500 |
| San Luis Obispo | $1,000,500 | $1,000,500 |
| San Mateo | $1,249,125 | $1,249,125 |
| Santa Barbara | $941,850 | $941,850 |
| Santa Clara | $1,249,125 | $1,249,125 |
| Santa Cruz | $1,249,125 | $1,249,125 |
| Shasta | $832,750 | $541,287 |
| Sierra | $832,750 | $541,287 |
| Siskiyou | $832,750 | $541,287 |
| Solano | $832,750 | $685,400 |
| Sonoma | $897,000 | $897,000 |
| Stanislaus | $832,750 | $545,100 |
| Sutter | $832,750 | $541,287 |
| Tehama | $832,750 | $541,287 |
| Trinity | $832,750 | $541,287 |
| Tulare | $832,750 | $541,287 |
| Tuolumne | $832,750 | $541,287 |
| Ventura | $1,035,000 | $1,035,000 |
| Yolo | $832,750 | $764,750 |
| Yuba | $832,750 | $541,287 |