Non-QM
1-Year Income NonQM in Newport Beach, CA
Newport Beach, CA is a smaller community of 83,845 people in Orange County, where Custom Mortgage arranges 1-Year Income NonQM financing. Newport Beach homes carry a premium: the median owner-occupied value is $2,000,001, 108% over Orange County's $962,600 (Census ACS 2020-2024 5-year). That is $750,876 over the 2026 one-unit conforming limit of $1,249,125, so keeping a median-priced purchase conforming takes at least 38 percent down, and a bigger loan is a jumbo.
Newport Beach households out-earn the county: a median $156,867, 35% above the Orange County level. Ownership is close to an even split, at 52% of occupied homes (56% countywide). The median home was built in 1978. Median gross rent of $3,316 a month sits above HUD's FY2025 two-bedroom Fair Market Rent of $2,693.
1-Year Income NonQM Highlights
- Qualify with only one year of income documentation.
- Ideal for self-employed individuals and entrepreneurs.
- Competitive rates for qualified borrowers.
National Rate Index (Freddie Mac PMMS)
30-Year Fixed Rate
7.18%
as of 11/5/2026 · Freddie Mac PMMS · live · 2026-11-05
Est. Monthly Payment in Orange County
$6,449/mo
Based on $1,190,000 median · 20% down · P&I only
15-Year Fixed Rate
6.57%
as of 11/5/2026 · Freddie Mac PMMS · live · 2026-11-05
Est. Monthly Payment in Orange County
$8,330/mo
Based on $1,190,000 median · 20% down · P&I only
Rates are national averages and may differ from your actual rate. Contact us for a personalized quote.
Get Your Rate →Market-data snapshots: FHFA 2026 (live); HUD FY2025 (bundled); Census ACS 2024 (bundled).
Orange County at a glance
- Newport Beach median home value
- $2,000,001
- Source: Census ACS 5-year, Newport Beach city, California, 2020-2024
- Newport Beach median household income
- $156,867
- Source: Census ACS 5-year, Newport Beach city, California, 2020-2024
- Newport Beach owner-occupied homes
- 52%
- Source: Census ACS 5-year, Newport Beach city, California, 2020-2024
- Newport Beach median gross rent
- $3,316
- Source: Census ACS 5-year, Newport Beach city, California, 2020-2024
- Newport Beach median year built
- 1978
- Source: Census ACS 5-year, Newport Beach city, California, 2020-2024
- Conforming loan limit (1 unit)
- $1,249,125
- Source: FHFA, 2026
- Conforming loan limit (4 units)
- $2,402,625
- Source: FHFA, 2026
- Above the national baseline by
- $416,375
- Source: FHFA, 2026
- Median owner-occupied home value
- $962,600
- Source: Census ACS 5-year, 2024
- Median household income
- $116,289
- Source: Census ACS 5-year, 2024
- Owner-occupied homes
- 56%
- Source: Census ACS 5-year, 2024
- Median gross rent
- $2,434
- Source: Census ACS 5-year, 2024
- Home value to income ratio
- 8.3
- Source: Census ACS 5-year (computed), 2024
- Fair Market Rent (2 bedroom)
- $2,693
- Source: HUD, FY2025
Market Snapshot: Orange County
Source: Redfin · 2026-01-31Median Sale Price
$1,190,000
Median List Price
$1,250,000
Price / Sq Ft
$672.928
Days on Market
61
Active Listings
3,840
Homes Sold
1,262
Sale-to-List Ratio
98.5%
2026 Conforming Loan Limits: ORANGE
ORANGE, CA is a designated high-cost area with limits above the national baseline of $832,750.
1-Unit (SFR)
$1,249,125
2-Unit (Duplex)
$1,599,375
3-Unit (Triplex)
$1,933,200
4-Unit (Fourplex)
$2,402,625
Source: FHFA 2026 Conforming Loan Limits. Loans above these limits require jumbo financing.
DSCR Coverage — Orange County, CA
HUD FY2025 Fair Market RentsHUD Fair Market Rents represent the estimated 40th percentile gross rent for standard units in Orange County. At a 8.7% DSCR benchmark rate with a 1.0× coverage ratio, each bedroom type below supports the following maximum financing.
Studio
HUD Rent
$1,800/mo
Max Financing
$230,266
1 Bedroom
HUD Rent
$2,167/mo
Max Financing
$277,214
2 Bedroom
HUD Rent
$2,693/mo
Max Financing
$344,503
3 Bedroom
HUD Rent
$3,577/mo
Max Financing
$457,589
4 Bedroom
HUD Rent
$4,063/mo
Max Financing
$519,760
Max financing calculated at 1.0× DSCR, 30-year amortization, 8.7% annual rate. Actual DSCR qualification depends on property expenses, vacancy, and lender overlays. Contact CMRE for a property-specific DSCR analysis.
1-Year Income NonQM in Newport Beach, CA
Orange County continues to operate as one of the most resilient luxury markets in the nation. Inventory is remarkably tight across coastal communities from Newport Beach to San Clemente, creating a floor for pricing that resists broader economic downdrafts. We are observing aggressive bidding wars for properties under the $2M mark, as move-up buyers compete for scarce listings.
Inventory levels are near historic lows, which preserves equity for current homeowners but challenges entry-level buyers. The market pace is brisk; properties priced correctly are entering escrow within 12 days on average. Prospective buyers should be prepared for 'highest and best' counter-offers and should structure their financing to allow for potential appraisal gaps.
The demographic profile here skews towards established affluent families and high-net-worth individuals. The local economy is bolstered by strong medical, finance, and biomed sectors. Consequently, we see a significant volume of high-balance conventional and super-conforming loan requests, often with substantial down payments.
Waive appraisal contingencies if you have the capital coverage.
Service Areas & Neighborhoods
Our Newport Beach Presence
Local Knowledge. Global Rates.
16501 Ventura Blvd STE 400
Encino, CA 91436
Direct Line
877-976-5669Application Process
Six simple steps from application to funding
Application
Complete our streamlined online application form with your financial information
Document Review
Submit required documentation for verification and processing
Pre-Approval
Receive conditional approval and loan terms based on your profile
Title & Escrow
Open escrow and complete title search and insurance requirements
Appraisal & Final Review
Property appraisal completed and final underwriting approval received
Funding
Sign final documents and receive your loan funds
Application
Complete our streamlined online application form with your financial information
Document Review
Submit required documentation for verification and processing
Pre-Approval
Receive conditional approval and loan terms based on your profile
Title & Escrow
Open escrow and complete title search and insurance requirements
Appraisal & Final Review
Property appraisal completed and final underwriting approval received
Funding
Sign final documents and receive your loan funds
Why Choose Custom Mortgage?
Your trusted partner in real estate financing
Extensive Experience
Over 25 years of proven expertise in mortgage lending and real estate financing
Comprehensive Loan Options
Wide range of programs from conventional to specialized non-QM and hard money solutions
Nationwide Coverage
Licensed in multiple states with the ability to fund loans across the country
Flexible Solutions
Customized financing options for unique situations that traditional lenders decline
Competitive Rates
Access to wholesale pricing and volume discounts passed directly to our clients
No Upfront Fees
Transparent pricing with no application fees or upfront costs to get started
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Step 1: Loan Foundation
Mortgage Estimator
Freddie Mac 30-yr average, week of Apr 19, 2026. Not a quote.
Principal & Interest Only
Common Questions About 1-Year Income NonQM in Newport Beach
No. At $2,000,001, the Newport Beach median is $750,876 above the $1,249,125 FHFA limit for Orange County. Borrowing more than $1,249,125 makes the loan a jumbo; staying conforming means putting at least $750,876 down.
Far more than median rent. Principal and interest on a $1,500,001 loan (a quarter down on $2,000,001) come to about $10,162 a month at 7.18% (Freddie Mac PMMS 30-year fixed rate as of 2026-11-05); the Newport Beach median gross rent of $3,316 covers only 33 percent of that, so DSCR deals here usually need much more equity or premium rents.
At least $400,000 before closing costs (80% maximum LTV on $2,000,001). That is 2.6 years of a $156,867 median income.
12.7 times the $156,867 median household income, steeper than the county's 8.3. Expect to need extra down payment or a co-borrower.
See all 1-Year Income NonQM questions and program details
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