Guides
Read the detail
Buyer Guides
- Home Buying ProcessHow buying a home works in Orange County, California: the purchase contract, contingency periods, statutory disclosures, escrow, and supplemental taxes.
- First-Time Home BuyersHow HUD, the IRS, CalHFA, Fannie Mae and Freddie Mac each define a first-time home buyer, with 2026 Orange County down payment and closing facts.
- Move-Up BuyersHow Proposition 19, IRS Publication 523, Fannie Mae qualifying rules, and the 2026 Orange County conforming limit apply when you buy before you sell.
- Luxury Home BuyersHow a high-value Orange County purchase differs: FinCEN entity reporting, jumbo underwriting, complex appraisals, coastal permits, Prop 13 reassessment.
- Relocation BuyersWhat legally changes when you move to Orange County and buy: DMV deadlines, FTB residency, Prop 13 reassessment, Mello-Roos, disclosures, FIRPTA.
- Vacation & Second HomesShort-term rental rules city by city in coastal Orange County, plus the IRS, lender, property tax and coastal permit rules that govern a second home.
- Investment Property BuyersCalifornia landlord law, lender rules, depreciation, 1031 exchanges and property tax for buyers of Orange County residential rental property.
- Buying New ConstructionCalifornia rules for new builds in Orange County: SB 800 defect deadlines, the DRE public report, Mello-Roos notice, and supplemental property tax.
- Buyer FAQsSourced answers for Orange County buyers: disclosure cancellation windows, deposit exposure, closing timing, property tax and Mello-Roos.
Financing & Loans
- VA LoansHow VA-guaranteed loans work for Orange County buyers in 2026: entitlement and loan limits, the funding fee, occupancy rules, and the VA appraisal.
- Conventional Loans2026 conforming loan limits for Orange County, CA, plus down payment minimums, PMI cancellation rules, credit and DTI standards, and the jumbo threshold.
- FHA LoansFHA rules for Orange County buyers in 2026: the $1,249,125 loan limit, 3.5% down at a 580 score, 1.75% upfront MIP, and when annual MIP ends.
- Jumbo LoansA one-unit mortgage above $1,249,125 is jumbo in Orange County for 2026. What the FHFA limit means, which federal rules apply, and what varies by lender.
- Down Payment AssistanceDown payment and closing cost programs for Orange County, CA buyers. CalHFA, County of Orange, city and FHLBank status confirmed August 17, 2026.
- Mortgage RatesHow mortgage rates work: APR versus note rate, discount points, rate locks, and comparing Loan Estimates in Orange County. Links to the live published figures.
- Pre-Approval GuideHow prequalification, preapproval, and underwritten approval differ, what lenders verify, and the federal rules behind each step for Orange County buyers.
- Loan CalculatorThe amortization formula written out, plus worked Orange County monthly payment examples with Proposition 13 property tax, Mello-Roos, and closing costs.
Buying in Orange County
- Best Cities to Buy InPublic record for all 34 incorporated Orange County cities, alphabetical and unranked: incorporation date, land area, and 2024 ACS 5-year figures.
- Irvine Buyers GuideHow buying in Irvine works: Davis-Stirling village associations, Mello-Roos special taxes, two school districts, and property tax mechanics.
- Newport Beach Buyers GuideBuying in Newport Beach: coastal development permits, harbor tidelands and pier permits, hazard disclosure, property tax and the 2026 loan limit.
- School District GuideHow California assigns a public school to an address, the 28 Orange County districts, SARCs, transfers, and confirming attendance with the district.
- Commute & TransportationOrange County freeways, toll roads, Metrolink, OC Bus and John Wayne Airport, with Census commute times sourced to Caltrans, OCTA, TCA and the FAA.
- Cost of LivingOrange County cost of living in primary government data: 2024 ACS housing costs and income, Proposition 13 property tax, Mello-Roos, CPI and energy prices.
- Neighborhood ComparisonA reproducible method for comparing two Orange County addresses on public record: boundaries, tax rate areas, hazard zones, coastal status and Census data.
Sources and dates read (2)
- FHFA 2026 Conforming Loan Limit Values — https://www.fhfa.gov/data/conforming-loan-limit · read 2026-08-17
- HUD FHA Mortgage Limits — https://entp.hud.gov/idapp/html/hicostlook.cfm · read 2026-08-17
TEAMIRI is a real estate team, not a mortgage lender or mortgage broker, and nothing here is an offer of credit or a commitment to lend. Program rules below are quoted from the agency that writes them, with the date each page was read. Confirm current terms with a licensed lender before relying on them.