Choice Home Mortgage · Since 2005
Orange Countyhome loans,done right.
Family operated since 2005. Purchase, refinance, or unlock your home’s equity — with a broker who shops hundreds of lenders for you.
4.7/5 on Google · 147 reviews
Big banks process you. We get you home.
A bank can only ever sell you the bank’s own loan. If their guidelines say no, that’s the end of the conversation, whether your income is structured differently, your credit took a hit, or your file doesn’t fit one rigid box. You become a number in a queue, handed from one stranger to the next, waiting on an underwriter you’ll never meet.
A mortgage broker works the other way around. We don’t represent a lender. We represent you. We shop hundreds of lenders and loan programs on your behalf and bring back the ones that actually fit your life. The bank that said no isn’t the end of your story; it’s often just the first door of many, and most families never knew the others existed.
That’s the whole reason Choice Home Mortgage exists. Owner Esther Buede has spent her career finding the “yes” that families were told didn’t exist, and guiding it personally, start to finish. Whether you’re buying your first home or refinancing to lower your payment or tap equity, you get one expert who knows every program and answers her own phone.
How can we help?
Three doors, one expert behind each. Tell us where you are and we’ll meet you there.
I'm just researching
No pressure. Learn how it works, run the numbers, and see what you'd qualify for, on your timeline.
Explore the guidesI'm buying a home
First home or next, get pre-approved fast and walk into your search knowing exactly what you can afford.
Start buyingI want to refinance or take cash out
Lower your payment, change your term, or put your equity to work. We'll tell you honestly if it's worth it.
Explore refinancingOne expert who knows them all.
Purchase to reverse, conventional to DSCR: every loan type under one roof, guided personally. Choose your door; we’ll find the lender behind it.
Purchase
Your first home or your next, guided to the keys.Buy with confidenceRefinance
Lower the payment, change the term, or tap equity.Lower payment · cash outFHA
A government-backed loan that opens more doors.3.5% down · 580 creditVA
The earned benefit for those who served.$0 down · no monthly MIJumbo
Financing beyond conforming limits.Up to $3M and beyondBridge
Buy your next home before selling this one.Interest-only · fast closeConventional
The classic path home, with flexible terms.620+ credit · PMI under 20%ARM
A lower initial rate when you won't hold long.Lower start · short-term fitReverse
Turn equity into retirement cash flow.Homeowners 55 and upBank Statement
Qualify on bank deposits, not tax returns.Self-employed friendlyP&L Only
Qualify on a profit-and-loss statement.Business ownersNo Income Proof
Asset-based: qualify without income docs.Equity / asset based1099 Only
Qualify on your 1099s as an independent earner.Contractors · gigDSCR
Qualify on rental income, not personal income.InvestorsNon-QM
Outside the conventional box — built for real financial lives.Self-employed · investorsProgram figures per HUD, VA, and FHFA program rules; qualification varies by lender and file.
A family-owned Orange County mortgage broker.
Choice Home Mortgage is a family-owned Orange County mortgage broker that has been helping California families buy and refinance homes since 2005. Because we’re a broker, not a bank, we shop hundreds of lenders and loan programs on your behalf and bring back the one that actually fits your life.
Owner Esther Buede handles the mortgage side personally: purchase loans, refinances, cash-out, FHA, VA, jumbo, conventional, reverse, and Non-QM / DSCR financing, while her husband and co-owner Gregory Toussieng runs the real-estate side. Starting is 100% free and confidential, and you’ll work with the owner, not a call-center queue.
We serve Fountain Valley, Santa Ana, Anaheim, Irvine, Huntington Beach, Costa Mesa, Newport Beach, and communities across Orange County, and all of California. Whether you’re buying your first home or putting your equity to work, we’d be honored to help you get the keys.
Run your numbers. Watch them come alive.
A mortgage is the largest math problem most people ever solve. Move the numbers below and see exactly where your payment goes, and how, year by year, it stops being interest and starts becoming your equity.
Principal & interest only: taxes, insurance, and any mortgage insurance are not included. An estimate from the figures you entered, not a quote or an offer.
When you’re ready for a real number tailored to your file, that’s the conversation Esther has every day. Numbers get you oriented; an expert gets you home.
| Program | Average rate |
|---|---|
| 30-Year Fixed | 6.66% |
| 15-Year Fixed | 6.04% |
National weekly averages: not an offer, and not a rate offered by Choice Home Mortgage. As of July 30, 2026. Source: Freddie Mac Primary Mortgage Market Survey® (PMMS). Your rate varies by credit, loan size, and program. For your actual rate, request a quote.
From the first call to the keys.
No mystery, no maze. Four steps, one expert beside you the whole way.
Talk to Esther
One call with the owner: no queue, no call center. She listens to your goals and your real situation first.
Apply in minutes
A secure application you can finish from your phone. We gather what we need and keep it simple.
We shop the lenders
We take your file to hundreds of lenders and programs and bring back the ones that genuinely fit you.
Get your keys
We guide it through underwriting to the closing table, and hand you the keys to your home.
Proof, not promises.
Esther Buede &
Gregory Toussieng
Esther and Greg are the husband-and-wife team behind Choice Home Mortgage and the Gregory James Group, offering clients the convenience of mortgage and real estate expertise under one roof.
Esther leads the mortgage side, helping clients navigate every step of the home financing process with personal attention and clear communication. Greg leads the real estate side, guiding buyers and sellers with decades of experience and a commitment to delivering exceptional results.
Their business has been built one family at a time through referrals, repeat clients, and the belief that relationships matter more than transactions. They still answer their own phones because they believe every client deserves direct access to the people responsible for their experience.
When you call Choice Home Mortgage, you won’t reach a call center or a stranger in another state. You’ll speak directly with the owners, the people whose reputation is on the line with every loan, every transaction, and every client they serve.
The families who got their keys.
Real clients of Choice Home Mortgage. Not a number on a billboard: people who were taken care of, one loan at a time.
“We recently purchased a home in Newport Beach using a DSCR loan, and what should have been an exciting experience almost turned into a nightmare. Just two weeks before closing, our original lender unexpectedly added a long list of fees that dramatically increased our closing costs. We were referred to Choice Home Mortgage, and although we weren't sure anyone could help that late in the process, they immediately stepped in with confidence. From our very first conversation, Greg Toussieng and Esther Buede were knowledgeable, responsive, honest, and incredibly professional. Their expertise with DSCR loans, investment property financing, and mortgage lending was obvious from day one. They worked tirelessly to move our loan through underwriting, kept us informed every step of the way, and not only closed our loan on time but also saved us over $100,000 compared to our previous lender. If you're looking for a mortgage broker in Newport Beach or anywhere in California who truly puts their clients first, I cannot recommend Choice Home Mortgage highly enough. Their communication, attention to detail, customer service, and ability to find the best mortgage solutions are second to none. They turned what could have been a financial disaster into an incredible success. Whether you need a DSCR loan, investment property loan, conventional mortgage, home purchase loan, or mortgage refinance, this is the team you want on your side. They have earned our trust and our business for life, and we will confidently recommend them to our friends, family, and fellow real estate investors. Thank you, Greg Toussieng and Esther Buede for making our dream of owning our Newport Beach home a reality! Kim”
“I was introduced to Greg Toussieng and Esther Buede at Choice Home Mortgage through a longtime friend and trusted business colleague, and I'm incredibly grateful that I was. At the time, I was only about two weeks away from closing on an investment property using a DSCR loan. To make matters even more stressful, I already had $100,000 released from escrow to the seller, so if I didn't close on time, I stood to lose a significant amount of money. When I first spoke with Greg, he simply said, "Let me run the numbers." Honestly, what he came back with almost sounded too good to be true. Not only was he confident that they could close within my extremely tight deadline, but he also showed me a way to save over $100,000 in fees and interest over the first 24 months of the loan compared to the lender I was already using. I was skeptical at first because my previous loan was with one of the largest and most well-known mortgage lenders in Orange County. I assumed I already had a very competitive deal. Thankfully, I gave Greg and Esther the opportunity to prove themselves. Esther absolutely crushed it. She was organized, proactive, and constantly one step ahead throughout the entire process. In fact, by the time I had completed everything on my end, she was already waiting on me because she had everything else prepared for closing. The communication was outstanding, the process was smooth, and they delivered exactly what they promised. Closing on time wasn't just important—it was critical. Greg and Esther not only saved the transaction, but they also saved me an incredible amount of money. Their honesty, knowledge, responsiveness, and ability to perform under pressure are second to none. If you're purchasing a home, refinancing, or especially looking for a DSCR or investment property loan, do yourself a favor and call Choice Home Mortgage before you commit to anyone else. Greg Toussieng and Esther Buede have earned my trust, my business, and my highest recommendation. They have a client for life. Kindest Regards, Patrick Lustig”
“As the owner of Seek First Homes, I’ve had the opportunity to work with many lenders over the years, and Choice Home Mortgage has consistently been one of the best. Greg and Esther bring a level of experience, professionalism, and problem solving that is hard to find in today’s lending environment. No matter how simple or complex the situation, they always find a way to get the job done while keeping clients informed and comfortable throughout the process. What I appreciate most is their honesty, communication, and commitment to doing what’s right for the client. They don’t just close loans.. they build relationships and truly care about the families they serve. If you’re looking for a mortgage company that combines expertise, integrity, and exceptional customer service, I highly recommend Choice Home Mortgage. They are a trusted partner and a company I confidently refer clients to every chance I get.”
“We had the pleasure of working again with Esther and Choice Home Mortgage to refinance into an FHA Streamline loan. Esther made this transition so smooth and seamless for us. This team is is amazing and we could not have chosen a better partner in the journey!”
“Communication was prompt and understanding. Esther took it upon herself to make sure we had everything we needed to complete the process.”
“Where do I begin! Esther Buede was a breathe of fresh air to work with from starting to the finish line! Every need that had to be met to ensure that I acquired the financing for my home was achieved in full . She is a great example of good character and going above and beyond what is required for someone in her line of work. She is the real estate broker champion anyone would want in their corner! I only have great thanks and appreciation for her work ethic and determination. job well done!”
“I am a repeat customer. The service is spectacular. I was bogged down with a realtor who had local lenders getting nowhere. I called Esther at choice home mortgage. She got me through a very complex process of providing documentation in record time of one week from initial application, documentation explanation of unique circumstances through the whole underwriting process. Her patience, kindness, compassion, and personal touch are matched by her in depth knowledge of the lending industry as well as the real estate industry. Her motto should be if you want the best, forget the rest!”
“"Earlier this year, Choice Home Mortgage truly exceeded our expectations. They helped us fast, making the entire process smooth and stress-free. We are incredibly happy with the services provided! Special thanks to the loan team—Ronald Nadelberg, Gregory Toussieng, and Esther Buede—for their hard work and professionalism throughout the process. Their dedication and expertise made all the difference, and we couldn’t be more pleased with the outcome. Highly recommend Choice Home Mortgage to anyone looking for top-notch service!" Watson”
“This Duo is amazing. Esther helped with all of the loan documentation and made the whole process the best house buying experience we've ever had.”
“Closed in 8 days. I never knew a home refinance could happen so quickly and painlessly!”
“A very special lady. Esther took me by the hand and walked me thru each and every bump in the road.”
“They did what our bank of 20+ years could not — refinanced 2 of our homes in record time. The Dynamic Duo!”
“She was sincere. Got me processed and funded in 20 days. I felt taken care of every step of the way.”
“One of the best business interactions that I've ever had. Esther Buede made my loan application possible.”
“Painless and no hidden surprises. Choice Home Mortgage is a company I can trust.”
“Esther is amazing, very knowledgeable. She made the loan process fast and easy.”
Know before you sign.
Plain-English guides on buying, refinancing, and the Orange County market, written to make the biggest financial decision of your life make sense.
Who Offers Non-QM Loans?
Can't find a Non-QM lender? Here's why most banks don't offer Non-QM loans, who actually does, and how to find the right one. Call (949) 522-7310.
Read article
Who Actually Does Bank Statement Loans?
Can't find a bank statement lender? Here's why most banks don't offer this program, who actually does, and how to find one. Call (949) 522-7310.
Read article
What Is an Asset Depletion Loan?
An asset depletion loan qualifies you on liquid assets instead of income — the same program CHM calls an asset-based mortgage. How it works, who it's for. Call (949) 522-7310.
Read article
What Is a Jumbo Loan in California?
A jumbo loan in California is any mortgage above your county's conforming limit — $832,750 baseline, $1,249,125 in Orange County for 2026. Call (949) 522-7310.
Read article
VA Loan Requirements: Credit, Income and Service
VA loan requirements: the VA sets no minimum credit score, how DTI and residual income really work, and eligibility for National Guard and Reserve members. Call (949) 522-7310.
Read articleHow Much Can You Afford With a VA Loan?
How much house can you afford with a VA loan? Entitlement, DTI, residual income, and why VA loan limits no longer cap a full-entitlement borrower. Call (949) 522-7310.
Read articleFirst questions, answered.
What does a mortgage broker do, and how is it different from a bank?
A mortgage broker shops many lenders on your behalf instead of offering just one institution's products. When you apply at a bank, you get exactly one set of guidelines: one credit box, one pricing sheet, one answer. A broker flips that: one conversation, and your file gets matched against many lenders' programs to find the one whose rules actually fit your situation. That difference matters most when your file isn't cookie-cutter: self-employed income, a credit hiccup, a high-cost market like Orange County. Choice Home Mortgage is a family-owned Orange County broker: we compare hundreds of lenders and loan programs, owner Esther Buede handles your file personally from first call to keys, and because lenders compete for your loan rather than you conforming to theirs, a 'no' from one bank is rarely the final answer.
What types of home loans does Choice Home Mortgage offer?
All of them, essentially: that's the point of a broker. For buying: conventional, FHA (low down payment, flexible credit), VA (for eligible veterans and service members), and jumbo for Orange County's higher price points. For homeowners: rate-and-term refinances, cash-out refinances, and reverse mortgages for owners 62 and up (proprietary programs from 55). And for the files banks struggle with (self-employed borrowers, investors, non-traditional income), we handle the full Non-QM menu: bank-statement loans, DSCR investor loans, 1099-only, P&L-only, and asset-based programs. Every loan type has its own page on this site explaining how it works in plain English, and because we're a broker rather than a bank, we match your file to the lender whose guidelines and pricing fit it best.
What areas does Choice Home Mortgage serve?
We're based in Fountain Valley, in the heart of Orange County, and OC is home turf: Santa Ana, Anaheim, Irvine, Huntington Beach, Costa Mesa, and every city in between. Our service-area pages cover each one with its own local loan limits and market notes. Beyond Orange County we serve buyers and homeowners across California, from San Diego to the Bay Area, all with the same direct-to-the-owner service: no branch network, no call center, no handoffs. Everything happens by phone and online, which is exactly how most of our clients prefer it: you can apply from your kitchen table at 10pm and talk to Esther, the owner, the next morning.
Does it cost anything to get started?
No. Getting started is free and confidential, and there's no obligation attached to any of it. A conversation about your situation costs nothing. A pre-approval costs nothing. Running your numbers through our calculators costs nothing. Broker compensation happens as part of the loan transaction itself when you actually close, and it's disclosed to you in writing, exactly as regulation requires, so there are no surprises. And unlike a call center, you're not routed through a queue of loan officers: you work directly with owner Esther Buede from the first question to the final signature. You can apply online any time, day or night, or call (949) 522-7310 and talk to a real person.
The promise
Weturnthemoststressfulpurchaseofyourlifeintothedayyougotthekeys.
That’s the whole job, and we’ve been doing it for Orange County families since 2005.
Let’s get you home.
Apply in minutes, any time, or call and talk to the owner herself, right now. No queue, no pressure, just a real expert who knows every program.