Brett Hickman
Mortgage Loan Officer · NMLS #2010859
Where do you want to start?
Real numbers first. Then a real conversation.
Most people start a home search without knowing what they can actually afford. So let's fix that first. Answer a few quick questions over here and you'll have a real number in about a minute. No signup, no sales pitch. When you're ready, I'm the loan officer who answers the phone and gets you to the closing table.
- Purchase, refinance, and HELOCs across California
- Conventional, FHA, VA, and a full Non-QM suite (bank-statement, investor, and more)
- First-time buyer & first-responder programs, with real numbers up front
Today's average rates
The numbers behind your estimate.
as of 6/8/2026
15-Year Fixed
5.875%
5.954% APR
30-Year Fixed
6.5%
6.549% APR
30-Year FHA
5.99%
6.624% APR
30-Year VA
5.99%
6.225% APR
Rate assumptions & disclosures
Today's conforming 15 & 30 yr. fixed rates are based on the purchase of a $750,000 single family residence or condo, primary residence, in CA with 25% down payment. Conforming rates assume a credit score of 780 and 0 discount points. Today's 30 yr. FHA and VA fixed rates are based on the purchase of a $750,000 single family residence or condo, primary residence, in CA with minimum down payment of 3.5% for FHA and 0% for VA. FHA/VA rates assume a credit score of 740 and 0 discount points. Rates, terms and fees are based on a variety of assumptions and conditions as of 6/8/2026 and subject to change without notice.
Loans I do
Not sure which loan fits? Don't sweat it, that's my job. Here's what I work with every day across California. Tap any one to see who it's for.
Conventional
FHA
VA
HELOC & home equity
Bank-statement
First-time buyer
First responder
40-year interest-only
Temporary buydown
Not sure where you land? Tell me your situation and get a straight answer.
Mortgage questions, answered.
Can I use gift funds for my down payment?
Yes. If you're buying a home to live in, a gift from family can cover your whole down payment. You'll need a short gift letter and a record of the money moving over. I'll walk you through that part so it stays simple.
What's the minimum down payment in California?
As little as 3% down on a regular loan if you qualify, and 0% down on some VA and USDA loans. Put less than 20% down and a small mortgage insurance cost gets added to the payment. The calculator already builds that in, so the number you see is the real one.
Do you offer bank-statement (Non-QM) loans?
Yes. If you're self-employed, I have programs that qualify you on your bank deposits instead of your tax returns. That helps when your write-offs make your income look smaller than it really is. Send me a few months of statements and I'll tell you where you stand.
How fast can I get pre-approved?
Often the same day, once I have your basics. A real pre-approval, where I actually check your numbers, makes your offer a lot stronger than a quick guess from a website.
What credit score do I need?
A lot of programs start around 620, and you get the best pricing at 740 and up. Not there yet? Tell me your situation and I'll lay out a short plan to get you qualified.
Do I really need 20% down?
No. The 20% rule is a myth. You can buy with as little as 3% down on a regular loan, and some buyers go in with nothing down on a VA or USDA loan. Putting less than 20% down just adds a small mortgage insurance cost to the payment, and that can drop off later as your equity grows. I’ll show you a few down payment options side by side so you can see the trade-offs.
Worth knowing.
The market in plain English, plus the financing that fits it.
First-Time Home Buyer Steps in California
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The Fed meets in 9 days. Should you lock your rate now or wait?
Jun 8· Read
The rate you see today might not be the one you lock tomorrow
Jun 7· Read
2026 California market update: what buyers should watch
Read articleLower the early payments
Buydowns, in plain English.
A temporary buydown can cut your payment for the first few years, and the seller often foots the bill. Want to see what it does to a real payment? Open it right here and drag the numbers.
What is a temporary buydown?
It lowers your interest rate for the first one to three years, then the rate goes back to normal for the rest of the loan. A 2-1 buydown means your rate is 2% lower in year one and 1% lower in year two. A 3-2-1 stretches it across three years. A lower rate up front means a lower payment while you settle in.
Who pays for a buydown?
Usually the seller or the builder, as a credit at closing. It often costs them less than dropping the price, and it puts more money in your pocket in the early years, so it can be an easier ask than you would think.
Do I have to qualify at the lower start rate?
No, and that is a good thing. You qualify on the full rate, so you are never approved for a payment you cannot keep up once the buydown ends. No surprises later.
What is the difference between 1-0, 2-1, and 3-2-1?
Just how long the break lasts and how big it is. 1-0 lowers year one by 1%. 2-1 lowers year one by 2% and year two by 1%. 3-2-1 spreads it over three years at 3%, then 2%, then 1%.
Is a buydown better than paying points?
They are different tools. A buydown is temporary relief that someone else usually pays for. Points lower your rate for the whole loan and you pay for that up front. I will run both so you can see which one actually wins for your situation.
What clients say.
Where we begin
Start a conversation.
This form comes straight to me. The reply you get back is from me too, usually within a day. No bots, no autoresponders, no call center. Tell me what you're trying to do and I'll tell you straight what's possible.
