San Clemente homeowners and buyers

Home loans in San Clemente: purchase, refinance and HELOCs

Looking for a mortgage lender in San Clemente?

The direct answer

I’m Zach von der Linden (NMLS 1652805), a mortgage broker and Branch Manager with West Capital Lending, based in San Clemente with a branch office in Irvine. I offer purchase loans, refinancing and HELOCs in San Clemente and across Orange County, and I put the financing together with the lenders I work with. The lender makes the loan; I arrange the financing.

I moved to San Clemente when I was 5 and grew up here. I still live here, and I work on homes all over town, from Talega condos to older places near the pier. I put the financing together and tell you plainly what fits. I work with homeowners in California, Utah, Oregon and Arizona.

Zach von der Linden, mortgage broker and Branch Manager, West Capital Lending · NMLS 1652805

Wholesale pricing · California, Utah, Oregon and Arizona

5.0 across 66 reviews on Experience.com (read on 2026-09-24) · Text reaches Zach directly · Last updated 2026-10-18

Text Zach with the property’s city and what you’re trying to do.

Text Zach Call Zach

Prefer to check one HELOC program online? See my HELOC options

No credit pull happens from a text or a call. The online check is a soft credit pull with no impact on your credit score for the first look. Texts and calls go to Zach's cell.

What happens after you text me?

Texts go straight to my cell, and I answer them myself when I'm free. I'll ask for the few details that actually matter, tell you whether the structure looks worth pursuing, and explain the next step. If I don't think the loan fits, I'll tell you that too.

A text or phone conversation does not pull your credit.

What clients say

Zach was so easy to work with. He made a stressful situation into a very positive experience for us and did push us one way or another. He listened to what we hoped we could accomplish and made it happen.
Kristofer P, September 15, 2026, on Experience.com

Zach made the loan process very easy. He's a real cool cat who helped with any questions that I had . I would recommend him to anyone who is looking for a loan or refinance.
Richard O, August 16, 2026, on Experience.com

Word for word from Experience.com. Read all reviews.

What I offer in San Clemente

Fourteen loans, each in a few sentences: what I offer, what I review, the local fact that changes the file, and the page that goes deeper. Jump to yours.

Pre-approval letters for San Clemente buyers

I offer pre-approval letters for buyers in San Clemente and the rest of South Orange County. A W-2 buyer can request the letter online with a soft credit check only; A self-employed buyer starts with a conversation with me. Before you rely on the letter, I read the property tax bill: a Talega or Marblehead home carries Mello-Roos lines, and the lender counts them in the housing payment with any association dues. For a condominium, the lender reviews the project as well as you. A pre-approval letter is not a loan approval.

Getting pre-approved in San Clemente explains the letter. Pre-approval for a Talega home covers the tax bill. Text me your target price and how you are paid.

Jumbo loans in San Clemente

I offer jumbo loans for San Clemente purchases and refinances, including jumbo loans qualified on bank statements. FHFA sets the conforming loan limit by county and unit count, and the test is the loan amount, not the price; I look up Orange County’s when you text. A jumbo program writes its own rules for income, reserves and the property. On a bluff or coastal lot the valuation and insurance come first: a local insurance broker’s guide says landslide damage is excluded from standard homeowners policies.

The jumbo loans page covers the structures. Text me the price, your down payment and how your income is documented.

HELOCs for San Clemente homeowners

I offer HELOC options for San Clemente homeowners who want cash without touching the first mortgage, and the first look at the line I usually start with is a soft credit pull. I arrange a line on a home that is already listed for sale, and a third lien behind an existing second loan. Most lenders will not do this. A Mello-Roos special tax and association dues are counted in the payment the line is measured against.

The HELOC page, the listed-home page and the third-lien page go deeper. Text me what the money is for and what you owe.

Refinancing a San Clemente mortgage

I offer refinancing for San Clemente homeowners: a new first mortgage that replaces the one you have, or a second loan that leaves it alone. The CFPB describes a refinance as paying off your existing mortgage with a new one, and the first comparison I run is whether replacing a first mortgage you want to keep beats a line behind it. What changes a San Clemente file: a Mello-Roos special tax and association dues in the payment, a condominium’s project review, and income that is self-employed or paid partly in stock.

Compare your equity options lays the routes side by side. Text me your balance, the payment and what you want the refinance to do.

Cash-out refinance in San Clemente

I offer cash-out refinances, and I compare each one with a HELOC that leaves your first mortgage in place before you choose. Fannie Mae’s cash-out rules require at least one borrower on title for six months before the new loan, with a delayed financing exception for a home bought with cash, and a listed home must come off the market before a conforming cash-out closes. That off-market rule is for the cash-out refinance, not for the HELOC I arrange on a listed home.

I bought a house with cash. Can I get a mortgage now? covers delayed financing. Text me what the cash is for, your balance and whether the home is listed.

Bank statement loans in San Clemente

I offer bank statement loans for San Clemente buyers and homeowners whose business deposits support a different income review from their tax returns. I qualify you on 12 months of statements from your personal or your business account, whichever shows the larger average monthly deposits; business deposits get an expense factor, and the lender still verifies you can repay. I put the financing together. When your returns support a standard loan, that is usually the cheaper loan, and I check it first.

The bank statement loan page covers the method. Text me whether you are buying or refinancing and which statements you have.

Self-employed buyers and owners in San Clemente

I offer purchase and refinance loans for self-employed San Clemente buyers and owners, and I review the income paths before choosing a product: two years of tax returns with the add-backs the standard method allows, bank statements, a prepared profit and loss statement, K-1 income, or assets. A standard loan on the returns is usually the cheaper answer when it works. Fannie Mae’s self-employed rules read the returns and the business’s ability to keep paying you; the other routes run on programs with their own rules.

Start with the hard-to-qualify hub, then write-offs, newly self-employed or K-1 income. Text me what you do and for how long.

Loans qualified on a profit and loss statement in San Clemente

I offer loans qualified on a prepared profit and loss statement instead of tax returns. It is a different route from a bank statement loan: the statement and its supporting records document the income, and who prepares it and what supports it are the program’s rules. On a loan sold to Fannie Mae a profit and loss statement supports the returns rather than replacing them, so this route runs on a program with its own rules, confirmed on your file.

Can I get a mortgage with a profit and loss statement instead of tax returns? covers the route. Text me who prepares your books and what the last twelve months look like.

RSU and stock compensation income for a San Clemente mortgage

I offer purchase and refinance loans that count RSU income where the program allows it, and I separate the income used to qualify from the shares used for the down payment or reserves. Fannie Mae’s rule counts vested, distributed shares at an averaged price, with the vesting schedule and a brokerage statement as the documents, and it requires the stock to be publicly traded; a jumbo program sets its own version. Stock income often pairs with a jumbo loan amount here, so I read both rulebooks before you shop.

The stock compensation hub and the RSU income page go deeper. Text me your vesting schedule and whether you are buying or refinancing.

VA loans near Camp Pendleton

I offer VA loans for Camp Pendleton families and other Veterans buying in San Clemente, and VA.gov says VA guarantees a portion of the loan a private lender makes. I put the financing together, VA decides eligibility, and the lender approves the loan. VA.gov says you must meet credit, income and occupancy requirements from both VA and your lender, and that you can use the benefit again after selling or refinancing a home you bought with it.

Can I use my VA loan to buy a home near Camp Pendleton in San Clemente? covers the Certificate of Eligibility and occupancy on active duty. Text me your service status and whether you have used the benefit before.

FHA loans in San Clemente

I offer FHA loans for San Clemente buyers, including FHA 203(k) renovation loans. FHA insures the loan a lender makes; the borrower is reviewed under HUD’s handbook and so is the property. For a condominium, FHA insures loans in FHA-approved projects and in some projects that meet its Single-Unit Approval requirements, which I check on HUD’s condo search before counting on it.

Buying a house in San Clemente: what costs should I plan for beyond the price? covers the costs beyond the price, and the gift of equity page covers buying a family home below market value. Text me the address and where your down payment comes from.

Condo loans in San Clemente

I offer purchase and refinance loans on San Clemente condominiums, and for a condo the lender reviews the association as well as you. Much of the housing near the pier is condominiums and apartments mixed with commercial uses, by the city’s Pier Bowl Specific Plan; agency review reads the commercial share, reserves, insurance, litigation and any special assessment. Fannie Mae retired its Limited Review for applications dated on or after August 3, 2026, so more buildings get the full review. If the building fails, I check whether a lender I work with offers financing for it.

Why won’t my condo qualify for financing? walks through each objection. Text me the address and what the HOA has told you.

Bridge loans and buying before you sell in San Clemente

I offer bridge loans for San Clemente homeowners buying the next home before the current one sells, and a cash-offer program that lets you buy first with no home sale contingency and no financing contingency. I also arrange a HELOC on a home that is already listed for sale. Most lenders will not do this. Which fits depends on whether the offer must read as non-contingent or you just need cash before escrow closes.

The bridge loan page covers the plain bridge; for a move within town, selling and buying in San Clemente. Text me where the move is and the dates.

DSCR loans for San Clemente rental property

I offer DSCR loans for San Clemente investment properties, with rental income and property eligibility reviewed on your file; the rent against the full housing cost is the test, not your tax returns. For a proposed short-term rental, I review the property’s permitted use before choosing a program. The City of San Clemente says its Short-Term Lodging Unit zoning permit expires when property ownership changes, so a seller’s operating history is not proof that you can continue the same use.

Source: City of San Clemente, Short-Term Lodging Units (STLU), read October 18, 2026.

The DSCR loan page and the short-term rental answer go deeper. Text me the address and the rent you expect.

From Zach

I moved to San Clemente when I was 5 and grew up here, and I want to be the mortgage guy people here call first. I still live here, and I love everything about this city: the beach, the active lifestyle, the families, the friends you make, the small-town feel.

What my career lets me do is help the people who already own here keep building the life they came for. A refinance, a purchase, a line of credit for a remodel, whatever the financing is, that is what I do, and I do it for my neighbors.

San Clemente is my home, and I love everything it has to offer. It’s pretty darn hard to beat!

Zach’s own words, 2026-09-25. He is a mortgage broker and Branch Manager at West Capital Lending, over 10 years and counting in mortgages; the branch office is in Irvine.

A recent file I closed here

In November 2025 I closed a second-lien home equity line of $125,000 in San Clemente. One closed file is not a promise that another property qualifies; every file is decided on its own.

What is different about financing a home here

Nine things I explain to almost every San Clemente client, each with the public source it comes from at the bottom of this page, and each with the page that goes deeper.

Mello-Roos and HOAs. Talega and Marblehead carry Mello-Roos special taxes; the city’s own financial report lists the school, water and city districts behind them. A lender counts the special tax and any association dues with your property taxes in the housing payment it measures your income against. It is counted, not held against you. Does San Clemente have Mello-Roos?
Condos and big assessments. Much of the housing near the pier is condominiums and small multi-unit buildings, by the city’s Pier Bowl Specific Plan, and for a condo the lender reviews the association as well as you. If the association has voted an assessment you did not budget for, there are ways to pay it. My San Clemente condo got a special assessment. How do I pay it?
Adding an ADU. The city’s ADU packet says that in the coastal zone “Coastal Commission approval is required” before city permits may be pursued further, and that a deed restriction is recorded. The Council adopted an updated ADU ordinance on June 16, 2026. The permit timeline comes first and the loan is shaped around it: a line drawn in stages, or a renovation loan. Can I add and finance an ADU in San Clemente?
The coastal zone and permits. The coastal zone runs roughly from the ocean to Interstate 5. The city says that until its coastal implementation plan is certified, projects there also need Coastal Commission approval, which its Housing Element puts at twelve to thirty-six months. Buying or borrowing near the pier: what is different in the Pier Bowl, downtown and North Beach?
Bluff and coastal homes. The rail line below the bluffs has closed more than once since 2021 because of slope failures, by the county transportation authority’s account. If you are on or near a bluff, tell me in the first sentence: the valuation and insurance questions come first, and a local insurance broker’s guide notes that landslide damage is excluded from standard homeowners policies. Nothing on this site is a statement about any particular lot.
Higher-priced purchases and hard-to-show income. Plenty of San Clemente buyers are self-employed or paid on commission. I place bank statement loans and other programs for files that do not fit the standard boxes. Bank statement loans and Hard to qualify? cover those.
Camp Pendleton families and veterans. I arrange VA loans, and VA.gov says VA guarantees a portion of the loan a private lender makes. Can I use my VA loan to buy a home near Camp Pendleton in San Clemente?
Buying before you sell. I place bridge loans, and I arrange a home equity line on a home that is already listed for sale. Most lenders will not do this. Can I get a bridge loan to buy before I sell? and Can I get a HELOC on a house that is listed for sale? For a move within town: How do I sell my San Clemente home and buy another one here without moving twice?
Borrowing against your San Clemente home. A home equity line behind the first mortgage you want to keep is the usual tool. Keep your mortgage, get cash.

Neighborhoods

Three neighborhoods get their own page because the financing conversation there is different enough to need one. Each page names its sources and states no price, median or trend.

The city’s adopted Specific Plans also cover Forster Ranch in the northwest, Rancho San Clemente southeast of Avenida Pico, Marblehead Inland east of the freeway, and the West Pico Corridor. I have not found a primary source that says whether a Mello-Roos special tax applies in Forster Ranch, Rancho San Clemente or Marblehead Inland, so this site does not say; the property tax bill for the specific home answers it, and I read that bill with you. Shorecliffs, Southwest San Clemente and the Riviera are what people call their neighborhoods even though the city does not draw lines that way. ZIP 92672 covers the downtown, pier and southwest areas in common usage and 92673 covers Talega, Forster Ranch and Rancho San Clemente, though ZIP and neighborhood lines differ.

A house is a house to a lender, but the neighborhood tells me what to look for first: a special tax in Talega or Marblehead, an association in the newer areas, the age of the systems in the older ones, and whether the lot is anywhere near a bluff.

A mortgage broker based in San Clemente

Is there a mortgage broker based in San Clemente?

Yes. I’m Zach von der Linden (NMLS 1652805), a mortgage broker with West Capital Lending, based in San Clemente with a branch office in Irvine. I have access to wholesale pricing and work with homeowners in California, Utah, Oregon and Arizona.

Who is a good mortgage broker in San Clemente, CA?

I’m Zach von der Linden, a mortgage broker with West Capital Lending based in San Clemente. I have access to wholesale pricing for purchase, refinance and home equity loans, and I tell you plainly what fits. I work with homeowners in California, Utah, Oregon and Arizona.

Orange County mortgage brokers: who works San Clemente and South OC?

I do. I’m Zach von der Linden, a mortgage broker with West Capital Lending, based in San Clemente with a branch office in Irvine. I work Orange County files day to day, and I also place loans for homeowners in Utah, Oregon and Arizona.

San Clemente mortgage broker

That is me: Zach von der Linden, mortgage broker at West Capital Lending. I grew up in San Clemente and still live here. Texts go to my cell.

Orange County mortgage brokers who handle third-lien or unusual HELOCs

I arrange third-lien and other non-standard HELOC files for Orange County homeowners when credit, equity and program rules fit; West Capital Lending offers the third-lien HELOC. Start with the third-lien HELOC page, then text me.

Is Zach a mortgage lender in San Clemente?

No. I’m a mortgage broker and Branch Manager with West Capital Lending, based in San Clemente. I offer purchase loans, refinancing and HELOCs, and I put the financing together with the lenders I work with. The lender makes the loan; I arrange the financing.

San Clemente questions people ask

Turned down for a HELOC in Orange County?

Start with the reason on the notice. A bank's no can come from its own rules for listed homes, third liens, rentals, trusts or self-employed income. The page on what to do after a bank says no shows how to read the notice and where each reason leads. Selling in San Clemente and need cash first? See the page on a HELOC while your house is listed. Already have two loans on the house? See the page on a line behind two loans. A purchase or refinance turned down? My bank denied my mortgage. What can I do now?

For San Clemente agents: when your buyer or seller has a hard file

Zach von der Linden, mortgage broker at West Capital Lending, NMLS 1652805. Grew up in San Clemente. Based in San Clemente. Branch office in Irvine.

What I can help your clients with:

A home equity line on a home that is already listed for sale (the listed-home page). Most lenders will not do this.
Bridge loans to buy before selling (the bridge loan page).
Bank statement income for self-employed buyers (bank statement loans).
Investment property loans qualified on the rent (DSCR loans).
Condo files where the building needs a closer look (condos near the pier).
Mello-Roos and HOA questions in Talega and Marblehead (the Mello-Roos page).
Renovation and ADU financing (fund a project).

How I work with agents: I pick up the phone, I tell your client plainly what fits, and I tell you early if it does not.

Text Zach or call (949) 537-1260. I work with homeowners in California, Utah, Oregon, Arizona.

Sources and checked dates

Show each claim on this page, what it depends on, and the date it was checked (50)

Where the facts on this page come from
What we say, and what it depends on	Source	Checked
Zach von der Linden says he moved to San Clemente at age 5 and grew up there, that he still lives there, and that a large share of the loans he does are for San Clemente homeowners.	Confirmed by Zach, Sept 2026	2026-09-26
The Web Designer brief of 2026-10-18 directs the San Clemente hub to carry an "I offer" block for each of fourteen products: pre-approval, jumbo, HELOC, refinance, cash-out, bank statements, self-employed, profit and loss, RSU, VA, FHA, condos, bridge and DSCR. Each block rests on the register rows already approved for that product: zachPreapprovalProcess (pre-approval), zachJumboBankStatements and zachBankStatementMethod (jumbo and bank statements), zachProductAccess and wclSoftCheck (HELOC, refinance, self-employed, condos), zachDelayedFinancingOffer and fannieCashOutRefi (cash-out), zachProfitAndLossLoans (profit and loss), fannieRestrictedStockIncome with zachProductAccess (RSU), zachVaLoans (VA), zachRenovationLoans and zachProductAccess (FHA, as a government option and FHA 203(k)), zachBridgeLoans and bridgeNoContingencies (bridge), zachRentBasedLoanMessage and zachDscrStrProjection (DSCR).	Web Designer brief, 2026-10-18 (preview; pending Zach's approval of the screenshots)	2026-10-18
The CFPB's Ask CFPB page "What is the difference between a mortgage lender and a mortgage broker?" (last reviewed December 11, 2024): "A lender is a financial institution that makes direct loans. A broker does not lend money. You can use a broker to find different lenders or mortgage loans." "When you take out a loan with a lender, you pay them back based on the terms of your loan. When you work with a broker, you pay them a loan-specific fee for their services." "Some financial institutions operate as both lenders and brokers, so you should ask whether a broker is involved in your loan transaction."	Consumer Financial Protection Bureau, What is the difference between a mortgage lender and a mortgage broker?	2026-10-17
The CFPB says lenders use the terms “prequalification” and “preapproval” differently, that both refer to a letter saying a lender is generally willing to lend up to a certain amount based on certain assumptions, that a preapproval letter “helps you to make an offer on a home, because it gives the seller confidence that you will be able to get financing,” and that these letters “provide useful information about your likelihood of getting a loan.” It suggests asking a local real estate agent or a housing counselor whether your letter will serve its purpose.	CFPB, What’s the difference between a prequalification letter and a preapproval letter?	2026-09-28
Zach offers jumbo loans qualified on bank statements instead of tax returns; West Capital Lending offers them, and he arranges them. He qualifies the borrower on either the personal or the business bank account, whichever received the larger average monthly deposits over the past 12 months.	Confirmed by Zach, October 17, 2026	2026-10-17
Zach offers loans qualified on 12 months of bank statements instead of tax returns, at any loan size. He qualifies the borrower on either the personal or the business bank account, whichever shows the larger average monthly deposits over the past 12 months, and business-account deposits get an expense factor.	Confirmed by Zach, October 17, 2026	2026-10-17
West Capital Lending offers bank statement loans, and Zach can arrange them.	Supplied by Zach, September 10, 2026	2026-09-10
West Capital Lending’s own bank statement loan page states that bank statement mortgages may come with higher interest rates and down payment requirements compared to conventional loans, because lenders perceive them as higher risk due to the reduced emphasis on income verification.	West Capital Lending, bank statement loan program page	2026-09-10
The Federal Housing Finance Agency's conforming loan limit page (page last updated October 14, 2026): "Fannie Mae and Freddie Mac are restricted by law to purchasing single-family mortgages with origination balances below a specific amount, known as the "conforming loan limit" (CLL). Loans above this amount are known as jumbo loans." The page lists the conforming loan limit values for calendar year 2026 for all counties and states that "The 2026 conforming loan limits have been set under the HERA formula." Fannie Mae Selling Guide B2-1.5-01, Loan Limits (02/02/2022), adds: "The limits are subject to change annually and vary, depending upon the number of units in the property and the property's location."	Federal Housing Finance Agency, Conforming Loan Limits	2026-10-16
Fannie Mae Selling Guide B5-1-01, High-Balance Mortgage Loan Eligibility and Underwriting (07/02/2025): "The high-balance loan requirements apply to mortgage loans with original loan amounts meeting the high-cost area loan limits established by the Federal Housing Finance Agency." "Fannie Mae publishes on its website the maximum high-cost area loan limits that may apply by state (or territory); however, specific loan limits are established for each county (or equivalent) and may be lower for each specific high-cost area." "High-balance mortgage loans must meet all standard Fannie Mae eligibility and underwriting requirements, as outlined in this Selling Guide, except as noted in this section." "Loans must be conventional first-lien mortgages only." "All loans must be underwritten through DU."	Fannie Mae Selling Guide, B5-1-01, High-Balance Mortgage Loan Eligibility and Underwriting	2026-10-17
Zach reports placing loans through more than one wholesale lender and program via his broker channel: the standard home equity line described on this site, plus conventional, government, bank statement and investment-property options. Individual lender names are kept off the public pages until the executed broker agreement for each is on file (California 10 CCR 2848(a)(3)).	Supplied by Zach, September 9, 2026	2026-09-09
On the West Capital Lending HELOC registration page, checking qualifying rates and terms uses a soft credit pull that does not affect the credit score; continuing and submitting an application requests a full credit report, which is a hard pull that may affect credit.	West Capital Lending HELOC registration page (referral id omitted here)	2026-09-09
Zach confirms that he places HELOC financing for eligible homeowners whose homes are already listed for sale.	Confirmed by Zach, September 2026	2026-09-10
West Capital Lending offers a third-lien home equity line in California, Utah, Oregon and Arizona, and Zach offers it as a broker who puts the financing together; third-lien HELOCs are hard to find, and most banks will not do them.	Zach vonD confirmation, 2026-10-13	2026-10-13
The CFPB's mortgage key terms glossary (page last modified December 28, 2022), entry "Mortgage refinance": "Mortgage refinance is when you take out a new loan to pay off and replace your old loan. Common reasons to refinance are to lower the monthly interest rate, lower the mortgage payment, or to borrow additional money. When you refinance, you usually have to pay closing costs and fees. If you refinance and get a lower monthly payment, make sure you understand how much of the reduction is from a lower interest rate and how much is because your loan term is longer."	Consumer Financial Protection Bureau, Mortgages key terms	2026-10-16
Fannie Mae Selling Guide B2-1.3-03, Cash-Out Refinance Transactions (12/10/2025): "The transaction must be used to pay off existing mortgage loans by obtaining a new first mortgage secured by the same property, or be a new mortgage on a property that does not have a mortgage lien against it." Acceptable uses include "paying off the UPB of the existing first mortgage," "paying off any outstanding subordinate mortgage liens of any age," and "taking equity out of the subject property that may be used for any purpose." An existing first mortgage being paid off must have been in place for a minimum period measured from note date to note date, and at least one borrower must have been on title for a minimum period before the disbursement date, with exceptions for inheritance, a legal award, and the delayed financing exception. "Properties that were listed for sale must have been taken off the market on or before the disbursement date of the new mortgage loan."	Fannie Mae Selling Guide, B2-1.3-03, Cash-Out Refinance Transactions	2026-10-16
Fannie Mae Selling Guide B2-1.3-03, Cash-Out Refinance Transactions (12/10/2025), re-read 2026-10-17: "At least one borrower must have been on title to the subject property for at least six months prior to the disbursement date of the new loan, unless one of the following exceptions apply:" inheritance or a legal award, or "The delayed financing requirements are met." When title was held by an LLC the borrower owns, "the time it was held by the LLC may be counted towards meeting the borrower's six-month ownership requirement." "If an existing first mortgage is being paid off through the transaction, it must be at least 12 months old at the time of refinance, as measured by the note date of the existing loan to the note date of the new loan. This requirement does not apply" "to any existing subordinate liens being paid off through the transaction, or" "when buying out a co-owner pursuant to a legal agreement." Delayed Financing Exception: "Borrowers who purchased the subject property within the past six months (measured from the date on which the property was purchased to the disbursement date of the new mortgage loan) are eligible for a cash-out refinance if all of the following requirements are met." "The original purchase transaction was an arms-length transaction." "The original purchase transaction is documented by a settlement statement, which confirms that no mortgage financing was used to obtain the subject property." "The preliminary title search or report must confirm that there are no existing liens on the subject property." "The sources of funds for the purchase transaction are documented (such as bank statements, personal loan documents, or a HELOC on another property)." "If the source of funds used to acquire the property was an unsecured loan or a loan secured by an asset other than the subject property (such as a HELOC secured by another property)," "the settlement statement for the refinance transaction must reflect that all cash-out proceeds be used to pay off or pay down, as applicable, the loan used to purchase the property." "The new loan amount can be no more than the actual documented amount of the borrower's initial investment in purchasing the property plus the financing of closing costs, prepaid fees, and points on the new mortgage loan (subject to the maximum LTV, CLTV, and HCLTV ratios for the cash-out transaction based on the current appraised value)." "Cash-out pricing is applicable." "Properties that were listed for sale must have been taken off the market on or before the disbursement date of the new mortgage loan."	Fannie Mae Selling Guide, B2-1.3-03, Cash-Out Refinance Transactions	2026-10-17
Zach offers delayed financing: a cash-out refinance for a buyer who recently paid cash for the home, arranged through West Capital Lending with a lender that makes the loan. He puts the financing together; approval depends on the program's written conditions.	Web Designer brief, October 17, 2026 (growth plan Section 5, approved by Zach)	2026-10-17
Fannie Mae’s selling guide, section B2-1.3-03 (published 12/10/2025), states: “Properties that were listed for sale must have been taken off the market on or before the disbursement date of the new mortgage loan.”	Fannie Mae selling guide, B2-1.3-03, cash-out refinance transactions	2026-09-11
Fannie Mae Selling Guide B3-3.5-01, Underwriting Factors and Documentation for a Self-Employed Borrower (12/13/2023), re-read 2026-10-17: "The lender may verify a self-employed borrower's employment and income by obtaining from the borrower copies of their signed federal income tax returns (both individual returns and in some cases, business returns) that were filed with the IRS for the past two years (with all applicable schedules attached)." Transcripts are an alternative "as long as the information provided is complete and legible and the transcripts include the information from all of the applicable schedules." "Any individual who has a 25% or greater ownership interest in a business is considered to be self-employed." One year of returns is allowed when "the business from which the borrower is using self-employed income must have been in existence for five years as reflected on the Form 1003, and the borrower has had an ownership share of 25% or more for the past five years consecutively," with a cash flow analysis in the file. The lender "may use Cash Flow Analysis (Form 1084), another type of cash flow analysis, or an automated tool such as Fannie Mae-approved vendor tools or the Income Calculator, that apply the same principles as Form 1084." The factors include "the ability of the business to continue generating and distributing sufficient income to enable the borrower to make the payments on the requested loan." A full-text search of the topic on 2026-10-17 for "profit and loss", "P&L", "year-to-date", "audited" and "business bank statement" found no profit-and-loss requirement in this topic.	Fannie Mae Selling Guide, B3-3.5-01, Underwriting Factors and Documentation for a Self-Employed Borrower	2026-10-17
Zach offers loans qualified on a prepared profit and loss statement instead of the net income on tax returns; West Capital Lending offers them, and he arranges them.	Confirmed by Zach, October 17, 2026 (via the Chief of Staff)	2026-10-17
Fannie Mae Selling Guide B3-3.7-04, Analyzing Profit and Loss Statements (04/01/2009): "The lender may use a profit and loss statement" (the topic adds "audited or unaudited", set off by dashes) "for a self-employed borrower's business to support its determination of the stability or continuance of the borrower's income. A typical profit and loss statement has a format similar to IRS Form 1040, Schedule C." "A year-to-date profit and loss statement is not required for most businesses, but if the borrower's loan application is dated more than 120 days after the end of the business's tax year, the lender may choose to require this document if it believes that it is needed to support its determination of the stability or continuance of the borrower's income." "If the lender did not count the borrower's year-to-date salary or draws in determining the borrower's qualifying income, it may add them to the net profit shown on the profit and loss statement as well as adding any of the allowable adjustments it used in analyzing the tax returns for the business, such as nonrecurring income and expenses, depreciation, and depletion."	Fannie Mae Selling Guide, B3-3.7-04, Analyzing Profit and Loss Statements	2026-10-17
Fannie Mae Selling Guide B3-3.3-07, Restricted Stock Units and Restricted Stock Employment Income (10/07/2026): restricted stock units and restricted stock "are granted by an employer to its employees as a form of compensation based on either performance or time" and "can be awarded as either stock or an equivalent cash value." Eligibility: "Restricted stock must have vested and been distributed to the borrower without restrictions." "Sign-on bonuses received in the form of restricted stock that vest over any length of time are not eligible to be used as qualifying income." Income history: "Performance-based awards: A minimum two-year history is recommended; however, income received for a shorter period, but no less than 12 months, may be considered acceptable if there are positive factors to reasonably offset the shorter income history, such as future vesting equal or greater than previous vesting and that will continue for at least 24 months; or restricted stock income received for the previous 5 years from any employer." "Time-based awards: A minimum 12-month history from the current employer is required." Continuance: for performance-based awards and recurring time-based awards "The lender is not required to verify continuance unless they have reason to believe the income may not continue"; for one-time time-based awards "The lender must document that income on the vesting schedule is expected to continue for at least three years from the application date." Qualifying income, paid in shares: "(200-day moving average of share price x total number of distributed vested shares (pre-tax) in most recent 24 months) / 24 months"; paid in cash: "The cash distributed (pre-tax) equal to the total value of vested shares in the most recent 24 months / 24 months"; "When the borrower has a history of income ranging from 12-24 months, the lender may use the actual number of months the borrower has received the income rather than 24 months." Documentation: a completed Form 1005 showing restricted stock distributions, or the most recent paystub showing restricted stock income and two years' W-2s; "evidence stock is publicly traded; current vesting schedule reflecting past and future vesting; 200-day moving average stock price (for income paid in shares); and brokerage or bank statement showing receipt of previous year(s) distribution of restricted stock and, at a minimum, the number of vested shares or cash equivalent"; and a verbal verification of employment.	Fannie Mae Selling Guide, B3-3.3-07, Restricted Stock Units and Restricted Stock Employment Income	2026-10-16
Zach arranges VA loans.	Confirmed by Zach, Sept 2026	2026-09-26
VA.gov’s home loan types page says: “With a VA-backed home loan, we guarantee (or stand behind) a portion of the loan you get from a private lender.”	VA.gov, VA home loan types	2026-09-28
VA.gov’s eligibility page says: “To get financing for a VA-backed home loan, you must meet credit, income, and occupancy requirements from both us and your lender,” and “You may be able to get a COE if you meet the minimum active-duty service requirements for your service period or were discharged under a qualifying exception.” It sets out the rules by group (service members, Veterans, National Guard members, Reserve members, surviving spouses). On reuse, it says you may be able to restore an entitlement used in the past to buy another home, including when “You’ve sold the home you bought with the prior loan and have paid that loan in full,” and when “You’ve repaid your prior loan in full, but haven’t sold the home you bought with that loan (you can only do this once).”	VA.gov, Eligibility for VA home loan programs (COE eligibility and “Can I reuse my COE?”)	2026-09-28
VA.gov’s purchase loan page says “You will live in the home you’re buying with the loan,” and lists being able to “Use your VA loan benefit again if you sell or refinance a home you bought with a VA-backed home loan.”	VA.gov, Purchase loan	2026-09-28
Zach places renovation loans, including FHA 203(k) and Fannie Mae HomeStyle.	Confirmed by Zach, Sept 2026	2026-09-26
HUD: FHA insures condominium loans to purchase or refinance a unit in an FHA-approved condominium project or in a project that is not FHA-approved but meets the Single-Unit Approval requirements. HUD publishes a search for FHA-approved condominium projects.	HUD, FHA Condominiums	2026-10-07
HUD Handbook 4000.1, II.A.4.d.iii(F)(4), Standards for Gifts of Equity (Asset Requirements (TOTAL), 11/10/2026): "Only Family Members may provide equity credit as a Gift on Property being sold to other Family Members." "The Mortgagee must obtain a gift letter signed and dated by the donor and Borrower that includes the following: the donor’s name, address, and telephone number; the donor’s relationship to the Borrower; the dollar amount of the Gift; and a statement that no repayment is required." II.A.1.a, Family Member "is defined as follows, regardless of sex or legal marital status: child, parent, or grandparent; a child is defined as a son, stepson, daughter, or stepdaughter; a parent or grandparent includes a stepparent/grandparent or foster parent/grandparent; spouse or domestic partner; legally adopted son or daughter, including a child who is placed with the Borrower by an authorized agency for legal adoption; foster child; brother, stepbrother; sister, stepsister; uncle, aunt; or son-in-law, daughter-in-law, father-in-law, mother-in-law, brother-in-law, or sister-in-law of the Borrower."	HUD Handbook 4000.1, FHA Single Family Housing Policy Handbook (revised August 12, 2026; lenders must apply the changes by November 10, 2026), II.A.4.d.iii(F)(4) and II.A.1.a	2026-10-17
Fannie Mae Lender Letter LL-2026-03: Fannie Mae is retiring the Limited Review process; lenders may implement the retirement immediately but must do so for all loan applications dated on or after August 3, 2026.	Fannie Mae, Lender Letter LL-2026-03	2026-10-07
Fannie Mae’s selling guide, section B4-2.1-01, says: “Before delivering a loan secured by an individual unit in a project, the lender must determine that the project meets Fannie Mae’s eligibility requirements,” and that project documentation “may include, but is not limited to, the following: legal and recorded documents... project budgets, financial statements, and reserve studies.”	Fannie Mae selling guide, B4-2.1-01, General Information on Project Standards	2026-09-26
Zach places bridge loans for homeowners buying the next home before selling the current one.	Confirmed by Zach, Sept 2026	2026-09-26
Because the purchase is funded by that loan rather than by the sale of the departing home, the offer can be written without a home sale contingency and without a financing contingency.	Partner lender’s published program page (name withheld on public pages by site rule; URL in the internal research file dated 2026-09-12)	2026-09-12
Zach’s own words on rent-qualified purchase loans: “It really can be as simple as having the down payment. We can arrange a loan based on what the house can rent for. Just bring the down payment and enough reserves, and we get the house appraised based on what it can rent for. It really is that simple.” Always shown with the line “Every loan is subject to full approval.”	Confirmed by Zach, Sept 2026	2026-09-27
Zach offers DSCR loans that use a short-term rental income projection to qualify a property with no operating history; West Capital Lending offers them, and he arranges them.	Confirmed by Zach, October 17, 2026 (via the Chief of Staff)	2026-10-17
The City of San Clemente's Short-Term Lodging Units (STLU) page says "Short-term lodging uses require a permit and an operating license," that short-term lodging units "are allowed in certain mixed use and multi-family residential zones," and that "The STLU Zoning Permit expires if any of the following occurs: 1) property ownership changes, 2) the use of the property for short-term rentals ceases for a period of one year, 3) the STLU Operating License is not renewed, or 4) the STLU Operating License is revoked." Its separate Short Term Apartment Rental (STAR) permit, for multi-family parcels under single ownership outside the STLU areas, "is a one-time permit that expires if any of the following occurs: 1) property ownership changes," among other triggers, including the property ceasing "to be the STAR owner's primary residence."	City of San Clemente, Short-Term Lodging Units (STLU)	2026-10-18
The City of San Clemente lists adopted Specific Plans for Forster Ranch (about 1,982 acres in the northwest of the city), Marblehead Coastal (248 acres, ocean to I-5), Marblehead Inland (762 acres), the Pier Bowl (about 56 acres around the Municipal Pier), Rancho San Clemente (about 1,943 acres southeast of Avenida Pico), Talega (3,510 acres in the northeast) and the West Pico Corridor.	City of San Clemente, Specific Plans	2026-09-26
The North Beach Historic District was listed on the National Register of Historic Places in December 2020.	San Clemente Historical Society, North Beach Historic District	2026-09-24
The city’s annual comprehensive financial report (City of San Clemente, fiscal year ended June 30, 2023) lists, among overlapping tax and assessment debt, Santa Margarita Water District Community Facilities District No. 99-1, Capistrano Unified School District Community Facilities District No. 90-2, the City’s Community Facilities District No. 99-1 and the City’s Community Facilities District No. 2006-1. It describes the 2006-1 fund as recording “debt collections and debt payments related to the Marblehead development under the Mello-Roos Community Facilities Act,” and says Talega, “a planned community annexed into the City from the County of Orange,” reached “build-out in FY 2015.”	City of San Clemente, annual comprehensive financial report for fiscal year 2023 (Orange County Auditor-Controller copy)	2026-09-26
Capistrano Unified School District’s audited community facilities district financial report for the fiscal year ended June 30, 2019 lists CFD 90-2 refunding bonds maturing September 1, 2033 and September 1, 2032, and says the special assessment debt “does not represent debt of the District,” for which the District “acts solely as an agent for those paying taxes levied and the bondholders.”	Capistrano Unified School District, Community Facilities Districts financial and performance audit report, fiscal year 2019	2026-09-26
The City’s Pier Bowl Specific Plan (December 2019 update) says “The Pier Bowl Specific Plan area is entirely located within the coastal zone,” that “the predominant uses in the area are residential apartments, condominiums, and homes that are mixed within and around the commercial uses,” that the Pier Bowl “includes several landmark and historic structures,” and that “until IP certification, this Specific Plan and the Zoning Ordinance function as implementation plans for the Pier Bowl area.”	City of San Clemente, Pier Bowl Specific Plan (December 2019)	2026-09-26
The adopted 2021 to 2029 Housing Element for San Clemente says the Coastal Zone holds “the historic core of the City with a mix of single-family and small multi-family properties,” and its housing-stock tables show about two thirds of occupied homes were built before 1990 and about a quarter before 1970.	City of San Clemente Housing Element 2021-2029 (HCD copy)	2026-09-24
The city says its Coastal Zone “generally extends inland to Interstate 5 and includes five miles of coastline”; its Local Coastal Program Land Use Plan was certified on August 10, 2018 and the Implementation Plan was still in development as of the page’s last update. The Housing Element notes that until the Implementation Plan is certified, development proposals within the Coastal Zone must also be approved by the California Coastal Commission, which it says typically adds 12 to 36 months.	City of San Clemente, Coastal Planning	2026-09-26
The City of San Clemente Accessory Dwelling Unit information packet says: “In the Coastal Zone, Coastal Commission approval is required. As a first step, you submit a City application online for an in-concept at this link. Following approval, you submit an application to the Coastal Commission. Coastal Commission approval is required before City permits may be pursued further.” It says a deed restriction must be recorded that “ensures ADUs are rented 30 days or longer, and cannot be sold separately from the primary residence,” and that “if a property is part of a Homeowners’ Association, you do not need HOA approval for City permits.”	City of San Clemente, Accessory Dwelling Unit information packet	2026-09-26
The Orange County Transportation Authority reported in March 2025 that the coastal rail line through San Clemente had been closed for more than a year in total since 2021 because of slope failures, named four vulnerable areas, and described state and federal grants for stabilization work. The April 2023 landslide below Casa Romantica shut Metrolink service.	OCTA: Coastal rail stabilization requires emergency action	2026-09-24
A San Clemente insurance broker’s guide states that a landslide is treated as earth movement and is excluded from standard homeowners policies, with coverage available through separate difference-in-conditions policies.	Old Harbor Insurance, homeowners insurance in San Clemente	2026-09-24
The standard ZIP codes for San Clemente are 92672 and 92673; 92674 is for post-office boxes. In common usage 92672 covers the downtown, pier and southwest areas and 92673 covers Talega, Forster Ranch and Rancho San Clemente, though ZIP and neighborhood lines differ.	zip-codes.com, San Clemente	2026-09-24
The minutes of the San Clemente City Council regular meeting of June 16, 2026 record that the Council, by a motion carried 5-0 (Consent Calendar item 11D), adopted Ordinance No. 1810 approving Zoning Amendment 26-064 “to amend San Clemente Municipal Code sections 17.28.270, relating to accessory dwelling units, and 17.88.030, relating to zoning code definitions, to be consistent with Housing Element commitment and State law.”	City of San Clemente, City Council regular meeting minutes, June 16, 2026	2026-09-26
Fannie Mae’s selling guide, section B3-6-03 (12/16/2020), defines the monthly housing expense for the subject property, called PITIA, as the sum of principal and interest, property, flood and mortgage insurance premiums, real estate taxes, ground rent, special assessments, owners’ association dues, monthly co-op corporation fees and subordinate financing payments, and says lenders must enter these components on the loan application for qualification.	Fannie Mae selling guide, B3-6-03, Monthly Housing Expense for the Subject Property	2026-09-26

Written for and accountable to: Zach von der Linden, Mortgage broker and Branch Manager, West Capital Lending.

Last updated 2026-10-18.

Verify him: NMLS Consumer Access, ID 1652805 · 66 reviews on Experience.com.

Sources for product claims are listed on this page, with the date each was checked.

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