Service area
Mortgage broker for the Inland Empire
152 loans across Riverside and San Bernardino counties, where the price points are lower, the construction is newer, and the tax picture is more complicated than buyers expect.
What's different here
Inland Empire, specifically
Every market has its own way of derailing a loan. These are the ones that come up in Inland Empire.
2026 loan limits
- County
- Riverside and San Bernardino counties
- Conforming limit, 1 unit
- $832,750
- Above that
- Jumbo
Set by the FHFA and revised every January. See all loan programs →
Mello-Roos is the number that catches people out
Eastvale, Corona, parts of Fontana and most newer developments carry Community Facilities District assessments on top of base property tax. Two homes at the same price can have monthly payments hundreds of dollars apart because of it, and it counts fully against your qualifying ratio. Always get the assessment for the specific parcel.
Lower price points mean more programs are in play
With the 2026 baseline conforming limit at $832,750 and a median loan here well under that, most Inland Empire purchases sit comfortably inside conforming — and FHA, VA and 3%-down conventional are all realistic. This is the part of Southern California where first-time buyer programs actually reach the median home.
The high desert is its own market
Victorville, Adelanto, Apple Valley and Hesperia have different appraisal dynamics from the valley floor — fewer comparable sales, more variation, and appraisals that can come in unpredictably. Worth building a little contingency into your timeline.
Check your county's limit rather than assuming
Riverside and San Bernardino counties are set separately from Los Angeles and Orange. The statewide baseline for 2026 is $832,750; confirm the current figure for your specific county before you plan around it, since the FHFA revises them every January.
Communities served
Where we've placed loans in Inland Empire
- Rancho Cucamonga
- Corona
- Fontana
- Chino Hills
- Ontario
- Riverside
- Victorville
- Upland
- Eastvale
- Montclair
- Chino
- Temecula
- Lake Elsinore
- San Bernardino
- Loma Linda
- Murrieta
- Apple Valley
- Hesperia
- Perris
- Adelanto
From Emory Financial's closed-loan records, 2011–present. Licensed throughout California — if your property is elsewhere in the state, that's fine too.
Next step
Start with a conversation.
Fifteen minutes, no credit pull, no obligation. Tell me what you're looking at in Inland Empire and I'll tell you honestly what's realistic.