Mortgage Lender in Rolling Hills, CA
Serving Rolling Hills homebuyers since 1995, Choice One Mortgage arranges jumbo financing for estate properties in this private, gated equestrian city on the Palos Verdes Peninsula.
- Free Loan Analysis
- No Obligation
- 30+ Years Experience
Rolling Hills is unlike any other city in Los Angeles County. The entire city sits behind three guarded gates at the top of the Palos Verdes Peninsula. Fewer than 2,000 people live here, on lots of at least one acre, in single-story ranch homes that are all painted white. There are no traffic lights and no sidewalks, but there are roughly thirty miles of horse trails.
Homes in Rolling Hills generally sell from about $3.5 million to more than $10 million. Nearly every purchase requires a jumbo loan, and many buyers have complex finances: business income, investment portfolios, or substantial assets with modest taxable income.
At Choice One Mortgage, Bill Lewis has been helping South Bay buyers and homeowners since 1995. As a mortgage broker with access to dozens of wholesale lenders, we compare programs and pricing for you, whether you are buying your first home, moving up, refinancing, or adding a rental property.
Call (310) 614-5920 for a free, no-obligation consultation tailored to your situation.
Talk to a Local Mortgage Expert
Free Loan Analysis • No Obligation • 30+ Years Experience
Prefer email? Send us a messageThe Rolling Hills Housing Market
The city was laid out in the 1930s as a ranch community and incorporated in 1957. Roads are private and maintained by the Rolling Hills Community Association, which also reviews architecture and maintains the trails. Many properties have barns, corrals, or room for them, and views range from the Los Angeles basin and harbor to Catalina Island. Students attend Palos Verdes Peninsula Unified schools.
Financing estate property takes more care than a typical purchase. Jumbo lenders set their own guidelines for down payment, reserves, and how income is counted. Appraisals can be difficult because few homes sell each year and each property is different. Working with a broker gives you access to many jumbo lenders, so we can match the property and your finances to the right one.
Parts of the southern Peninsula, including some land in and near Rolling Hills, are affected by slow land movement. Lenders and insurers look closely at location, geology reports, and insurance availability. If you are considering a property in an affected area, talk with us before you write an offer.
Rolling Hills Neighborhoods We Serve
Portuguese Bend Road
The main road from the gate at Palos Verdes Drive North climbs through the heart of the city. Properties along it and its side roads are classic Rolling Hills: long driveways, mature trees, and room for horses.
Crest Road
Running along the top of the Peninsula, Crest Road has some of the highest elevations in the city and wide views of the coastline, the harbor, and the city lights. Estates here are among the most valuable in Rolling Hills.
Eastfield
On the eastern side near the Eastfield gate, this area has convenient access to Palos Verdes Drive East and San Pedro, with harbor and city views from many properties.
Saddleback Road Area
A quiet interior section with gently rolling lots, well suited to equestrian use, and close to the trail network and the community riding rings.
Home Loan Programs for Rolling Hills Buyers
As a mortgage broker, Choice One Mortgage is not limited to a single bank’s products. We search dozens of wholesale lenders to match Rolling Hills buyers with the right loan program for their situation.
Buying or Refinancing a Home
Conventional Loans
Flexible financing with as little as 3% down, mortgage insurance you can drop, and terms built around your goals.
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FHA Loans
Buy with as little as 3.5% down and flexible credit guidelines. A proven path to homeownership for first-time and repeat buyers.
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VA Loans
Zero down, no monthly mortgage insurance, and competitive rates. A benefit you earned through your service.
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Jumbo Loans
Financing for homes priced above the conforming loan limits, with the flexibility and personal service high-value purchases deserve.
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Bridge Loans
Use the equity in your current home to buy your next one now, without a contingent offer or moving twice.
Learn more →Self-Employed and Alternative Income
Self-Employed Mortgages
Business owners, freelancers, and 1099 earners deserve a mortgage that fits how they actually get paid.
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Bank Statement Loans
Qualify with your real cash flow, not the income left after write-offs. No tax returns required.
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Asset Depletion Loans
Turn your savings, investments, and retirement accounts into qualifying income, with no paycheck or tax returns required.
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DSCR Loans
Qualify based on the property's rental income, not your personal income. Grow your portfolio without tax returns.
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Fix and Flip Loans
Fast, short-term financing for the purchase and the renovation, so you can win the deal and finish the project.
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Hard Money Loans
Asset-based financing for investors who need to close fast, based on the property's value instead of your paperwork.
Learn more →Home Equity and Retirement
Why Rolling Hills Buyers Choose a Mortgage Broker
- Access to many jumbo lenders — Loan amounts into the multi-millions, with a choice of fixed, adjustable, and interest-only structures.
- Flexible income documentation — Bank statement and asset depletion loans for business owners, retirees, and investors whose tax returns do not tell the whole story.
- Buy before you sell — Bridge financing lets you make a strong offer without a sale contingency.
- Experience with unusual properties — Acreage, equestrian facilities, private roads, and limited comparable sales are familiar ground for us.
- Discretion and direct service — Bill Lewis has been originating mortgage loans since 1995 and works with you personally.
Frequently Asked Questions About Rolling Hills Mortgages
What down payment do I need for a jumbo loan in Rolling Hills?
Most jumbo lenders ask for 20% to 30% down at these price levels, and some will go to 10% to 15% for well-qualified borrowers on lower loan amounts. On a $5,000,000 purchase, 25% down is $1,250,000. Lenders also want to see cash reserves after closing.
Can I qualify without using tax returns?
Yes. Bank statement loans use 12 to 24 months of deposits to establish income, and asset depletion loans convert liquid assets into qualifying income. Both are common among self-employed and retired buyers.
Can I finance a property with horse facilities?
Yes. Residential properties with barns, stalls, and arenas for personal use are financed as homes. The appraiser will consider the improvements, and the lender will want to confirm the property is not operated as a commercial stable.
Does land movement on the Peninsula affect financing?
It can. In areas with known land movement, some lenders will not lend, and insurance can be hard to obtain. The specifics depend on the exact location. Call (310) 614-5920 before making an offer and we will tell you what to expect.
How long does a jumbo loan take to close?
Typically 21 to 30 days once we have your documents and the appraisal is complete. Complex income or unusual properties can add time, so starting the pre-approval early helps.
Serving Rolling Hills and the Greater South Bay
Choice One Mortgage has been serving homebuyers throughout the South Bay and greater Los Angeles since 1995. We work with buyers and homeowners in the Palos Verdes Peninsula and all surrounding communities.
Choice One Mortgage Company, Inc. | NMLS 233784 | CA DRE 01238593
Bill Lewis | NMLS 284797 | (310) 614-5920
Equal Housing Lender. Subject to credit and property approval. This is not a commitment to lend.