Moreno Valley Mortgage Broker
Jumbo Loans up to $3,500,000 · California
Typical home values in Moreno Valley: $550,000–$650,000.
HELOC
Up to $750,000
Cash-Out Refinance
Up to $3,500,000
Conventional
Up to $3,500,000
DSCR Investment
Up to $2,000,000
Moreno Valley Neighborhoods We Serve
- Sunnymead Ranch — Established planned community in northwest Moreno Valley with a private lake and HOA amenities; SFR from the 1990s, steady demand from families and move-up buyers.
- TownGate — Large master-planned area in southwest Moreno Valley near the 60 freeway; varied SFR inventory from modest starter homes to larger executive-style builds.
- Perris Hill / Mission Village — Central Moreno Valley neighborhoods with mid-1980s to mid-1990s SFR stock; entry-level price points strong for FHA first-time buyers.
- Rancho Belago — Newer east Moreno Valley planned community featuring larger lots and more recent construction; higher price tier within MV, popular with move-up households.
- Celebration Park area — South Moreno Valley neighborhoods near Celebration Park and Box Springs Mountain Reserve; mix of tract homes and slightly larger parcels with mountain views.
Mortgage landscape in Moreno Valley
Moreno Valley is Riverside County's second-largest city by population, with roughly 213,000 residents, and has emerged as one of the Inland Empire's primary first-time homebuyer markets. The local economy is anchored by the Moreno Valley Unified School District, Riverside University Health System Medical Center (a major regional hospital), March Air Reserve Base on the city's northern edge, and a rapidly expanding logistics and warehousing sector along the Alessandro corridor and near the 60 freeway. Amazon, UPS, and IKEA have large Moreno Valley distribution footprints. Retail, healthcare, and public-sector employment round out the job base.
Moreno Valley's typical home value in early 2026 runs $575,000-$615,000, making it one of the most accessible first-time-buyer markets in Southern California with a functioning freeway commute to employment centers. The housing stock is predominantly single-family detached, with large tracts of 1980s-1990s subdivisions offering three- and four-bedroom homes that are rare at this price point in coastal California. FHA loans with 3.5% down account for a substantial share of purchase volume here. VA loans are also common given the proximity to March Air Reserve Base. Conventional loans with 5% down are competitive when the buyer has strong credit.
What draws buyers to Moreno Valley is the ability to purchase a detached single-family home under $600,000 with a down payment under $25,000 using FHA — a combination almost entirely unavailable west of the 15 freeway. The 60 and 215 freeways provide commute access to Riverside, San Bernardino, and, for more determined commuters, western Los Angeles County. Homes currently sit on the market around 40-55 days on average, a balanced pace. For existing homeowners in Moreno Valley, HELOC inquiries are active as the 2020-2022 vintage buyers have built meaningful equity. First-time buyer demand remains strong and is supported by CalHFA down-payment assistance programs that pair well with FHA at these price points.
Frequently Asked Questions
Can I buy in Moreno Valley with FHA and 3.5% down?
Yes, and FHA is the dominant purchase loan in Moreno Valley. At a $590,000 purchase price, 3.5% down is about $20,650 — well within reach for many first-time buyers. The Riverside County FHA loan limit is $644,000 in 2026, which covers most Moreno Valley transactions. We can layer CalHFA down-payment assistance on top to reduce out-of-pocket cash further. Call or text (949) 579-2057 to run the numbers.
Are VA loans available for Moreno Valley homes near March Air Reserve Base?
Absolutely. VA loans are a strong fit in Moreno Valley — no down payment required, no PMI, and competitive rates. Eligible active-duty, veteran, and surviving-spouse buyers can use VA financing on Moreno Valley homes up to the county conforming limit. We originate VA purchase and VA refinance loans and can typically pre-approve VA borrowers within 24-48 hours.
What is the typical property tax rate in Moreno Valley?
Moreno Valley falls within Riverside County, where the base property tax rate is 1% of assessed value per Prop 13, plus voter-approved levies and any CFD assessments in specific subdivisions. Effective rates typically run 1.1%-1.35% of purchase price. Some newer Moreno Valley tracts carry Mello-Roos fees. We include a full tax estimate in every pre-approval we issue so you see total monthly housing cost — not just the mortgage payment.
Nearby cities we serve
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