Mortgage Lender in Thousand Oaks, CA
Helping Conejo Valley families finance their dream homes since 1995. As an independent mortgage broker, Choice One Mortgage shops dozens of wholesale lenders to find you the best rate and terms available.
Thousand Oaks is one of Southern California’s most desirable places to call home. With a population of approximately 130,000, it is the largest city in the Conejo Valley and consistently ranks among the safest cities in the United States. Families are drawn here by the top-rated Conejo Valley Unified School District, a relaxed suburban atmosphere, and easy access to Los Angeles — just 30 miles away along the 101 corridor. Whether you are a first-time buyer eyeing a starter home or upgrading to a spacious property in North Ranch, having a mortgage broker who truly understands this market makes all the difference.
Choice One Mortgage Company has served homebuyers and homeowners throughout the Conejo Valley since our founding in 1995. As a licensed mortgage broker, we do not work for a single bank. Instead, we shop your loan across dozens of wholesale lenders to secure competitive rates and terms tailored to your financial situation. From conventional and jumbo loans to FHA, VA, reverse mortgages, and non-QM programs, we have the resources to match virtually any borrower with the right financing solution.
Ready to explore your mortgage options in Thousand Oaks?
(310) 614-5920Call or text — we are available evenings and weekends
The Thousand Oaks Housing Market
The Thousand Oaks real estate market reflects the city’s reputation as a premier residential community. Single-family homes typically range from the low $700,000s to well above $1.5 million, depending on the neighborhood, lot size, and proximity to amenities like the Santa Monica Mountains National Recreation Area. Move-up buyers frequently target communities such as North Ranch and Dos Vientos, where larger homes on hillside lots command premium prices.
Because Thousand Oaks sits within Ventura County, it benefits from a higher conforming loan limit than much of the country. For 2026, the conforming loan limit in Ventura County is $1,017,750 — significantly above the standard national baseline. That means many buyers who would need a jumbo loan elsewhere can qualify for a conventional conforming loan here, often at lower interest rates and with more flexible underwriting requirements.
For buyers purchasing above the conforming limit, our jumbo loan options provide financing up to several million dollars with competitive rates. We also work with borrowers who have non-traditional income — self-employed professionals, business owners, and investors — through our non-QM programs including bank statement loans, DSCR investor loans, and asset depletion programs.
Thousand Oaks Neighborhoods We Serve
Dos Vientos
One of Thousand Oaks’ newest and most sought-after neighborhoods, Dos Vientos features newer construction, modern floorplans, and excellent schools. Homes here often start above $1 million, making both conventional and jumbo financing popular among buyers in this community.
North Ranch
A prestigious gated and semi-gated community known for spacious custom homes, equestrian properties, and panoramic mountain views. North Ranch attracts move-up buyers who often need jumbo loans given the higher price points typical of this enclave.
Westlake Area
Located in the eastern portion of Thousand Oaks near the Westlake Lake, this area offers a mix of single-family homes, townhomes, and condominiums. Proximity to shopping at The Oaks mall and easy freeway access make it a favorite for commuters heading into Los Angeles.
Lynn Ranch
A well-established neighborhood with a small-town feel, Lynn Ranch offers mature trees, larger lots, and a tight-knit community atmosphere. Home prices here frequently fall within the conforming loan range, giving buyers access to favorable conventional financing terms.
Wildwood Area
Bordering the Wildwood Regional Park and its 27 miles of hiking trails, this area appeals to outdoor enthusiasts who want nature at their doorstep. Homes range from mid-range single-family properties to custom builds nestled against the hillsides.
Newbury Park Border
The western edge of Thousand Oaks blends into Newbury Park, offering slightly more affordable options while maintaining access to Thousand Oaks schools and amenities. First-time buyers and growing families often find excellent value in this transitional area.
Home Loan Programs for Thousand Oaks Buyers
Conventional Loans
With the 2026 Ventura County conforming loan limit set at $1,017,750, many Thousand Oaks home purchases fall within conventional loan guidelines. Conventional loans offer competitive rates, flexible down payment options starting as low as 3% for qualified buyers, and no upfront mortgage insurance premiums. For buyers with strong credit and stable income, this is often the most cost-effective path to homeownership.
Jumbo Loans
For properties priced above the conforming limit, our jumbo loan programs provide financing with competitive interest rates and terms. We work with multiple jumbo lenders, allowing us to find options that fit your specific financial profile — including programs with as little as 10% down on loan amounts up to $2 million and beyond.
FHA Loans
FHA loans remain a solid option for first-time homebuyers and those with less-than-perfect credit. With down payments as low as 3.5% and more flexible qualification standards, FHA financing can open doors for buyers who might not qualify for conventional programs. The FHA loan limit in Ventura County also benefits from its high-cost designation.
VA Loans
Thousand Oaks has a significant population of veterans and active-duty military families, many stationed at nearby Point Mugu or Port Hueneme. VA loans offer zero-down financing with no private mortgage insurance — one of the best home loan benefits available to those who have served.
Non-QM and Specialty Programs
The Conejo Valley’s strong tech and biotech employment base — led by companies like Amgen, whose world headquarters is in Thousand Oaks — means many of our borrowers are highly compensated professionals with complex income situations. Our non-QM programs include bank statement loans for self-employed borrowers, DSCR loans for real estate investors, and asset depletion programs for retirees or those with significant liquid assets.
Reverse Mortgages
For Thousand Oaks homeowners aged 62 and older, a reverse mortgage can unlock home equity to supplement retirement income, cover medical expenses, or fund home improvements — all without monthly mortgage payments. Given the substantial home values in the Conejo Valley, reverse mortgages can provide significant financial flexibility for qualifying seniors.
Why Choose Choice One Mortgage in Thousand Oaks
Conejo Valley roots since 1995. Choice One Mortgage Company was founded in the Conejo Valley nearly three decades ago. Our founder, Bill Lewis, has deep familiarity with Thousand Oaks neighborhoods, local market trends, and the nuances of buying in Ventura County. That local expertise translates to smoother transactions and better guidance for our borrowers.
Broker advantage — more options, better rates. Unlike a bank or direct lender that offers only its own products, Choice One Mortgage is a licensed mortgage broker. We shop your loan across dozens of wholesale lenders simultaneously, comparing rates, fees, and terms. This competition among lenders works in your favor, often resulting in lower costs than going directly to a single institution.
Personalized service from application to closing. When you call Choice One, you work directly with an experienced loan professional — not a call center. We take the time to understand your financial goals, explain your options clearly, and guide you through every step of the mortgage process. Whether you are a first-time buyer in Lynn Ranch or refinancing a jumbo loan in North Ranch, you receive the same hands-on attention.
Full range of loan products. From conventional conforming loans taking advantage of the high Ventura County loan limits to complex non-QM scenarios for self-employed tech professionals, we have the programs and lender relationships to handle virtually any mortgage need in the Thousand Oaks market.
Let us find the right mortgage for your Thousand Oaks home
(310) 614-5920Free consultation — no obligation, no pressure
Frequently Asked Questions
What is the 2026 conforming loan limit in Thousand Oaks?
Because Thousand Oaks is in Ventura County, which is designated a high-cost area, the 2026 conforming loan limit is $1,017,750 for a single-unit property. This is significantly higher than the standard national limit, which means more Thousand Oaks home purchases can be financed with conventional conforming loans rather than requiring jumbo financing. Conforming loans typically offer lower interest rates and more flexible underwriting guidelines.
How does a mortgage broker differ from a bank for my Thousand Oaks home purchase?
A bank or credit union offers only its own mortgage products at its own rates. As a mortgage broker, Choice One Mortgage submits your loan to dozens of wholesale lenders and lets them compete for your business. This typically results in more options and potentially lower rates. There is no additional cost to you for using a broker — wholesale lenders pay our compensation, so you benefit from the competition without paying extra fees.
Can I get a mortgage in Thousand Oaks if I am self-employed?
Absolutely. Many Thousand Oaks residents are self-employed professionals, business owners, or consultants — particularly in the tech and biotech sectors. We offer bank statement loan programs that use 12 or 24 months of personal or business bank statements to document income instead of tax returns. We also have asset depletion programs for borrowers with significant savings or investment accounts. These non-QM options are specifically designed for borrowers with non-traditional income documentation.
Do I need a large down payment to buy a home in Thousand Oaks?
Not necessarily. While Thousand Oaks home prices are above the national median, several low-down-payment options exist. Conventional loans are available with as little as 3% down, FHA loans require 3.5%, and VA loans offer zero-down financing for eligible veterans. Even jumbo loans — needed for purchases above $1,017,750 — can be obtained with 10% down through select lenders in our network. We will help you evaluate which down payment strategy makes the most financial sense for your situation.
How long does it take to close on a home in Thousand Oaks?
A typical home purchase in Thousand Oaks closes in 25 to 35 days from the date your offer is accepted, depending on the loan type and complexity. Conventional and jumbo loans generally close within 25 to 30 days. FHA and VA loans may take slightly longer due to additional appraisal requirements. Getting pre-approved before you start house hunting can shorten the timeline significantly, and we can often issue a pre-approval letter within 24 hours of receiving your application.
Serving the Conejo Valley and Beyond
In addition to Thousand Oaks, Choice One Mortgage proudly serves homebuyers and homeowners throughout the Conejo Valley and surrounding communities. Whether you are looking at homes in the neighboring cities or relocating within Ventura and Los Angeles Counties, we can help.
Choice One Mortgage Company | NMLS 233784 | CA DRE 01238593
Bill Lewis — Founder | NMLS 284797
78015 Main Street, Suite 201, La Quinta, CA 92253 | (310) 614-5920
Equal Housing Lender. Subject to credit and property approval. This is not a commitment to lend. Programs, rates, terms, and conditions are subject to change without notice.