Lima, OH
Your first Lima home, within reach.
Your Lima budget picks the program — down-payment-assistance, FHA, first-time-buyer — and we handle the Lima lender legwork, whether you're eyeing West Side or beyond.
Who can help me get a mortgage in Lima, OH?
Choice Home Mortgage can. We arrange Lima home loans through licensed partner brokers in Ohio and coordinate each Lima file ourselves; our own license is California's (NMLS #2629064). Owner Esther Buede coordinates it personally, and we compare many lenders for it.
The 2026 conforming limit for a one-unit Lima home is $832,750 (Allen County, per FHFA). We start every Lima file by placing the price against that number, then handle the application, documents and updates by phone and online.
What it costs to buy in Lima — and how to finance it.
Lima anchors northwest Ohio as Allen County’s seat, with oil-refining and manufacturing roots that have diversified into healthcare and logistics; its position as the region’s commercial hub creates sustained demand for starter and move-up housing at attainable price points well within conventional limits.
Every Lima loan starts from that reality. For Lima, 2026 conforming tops out at Allen County’s $832,750 baseline on one-unit Lima homes. Lima price points mostly stay under $832,750, which keeps conventional, FHA, and down-payment-assistance on the menu for Lima buyers. Lima itself prices entry-level. The 2026 figures come from FHFA — your scenario gets checked, not assumed.
2026 loan limits checked against FHFA’s county file; this page was last updated October 13, 2026.
Call it 38,000-plus people: Lima runs from West Side to Downtown Lima, and Findlay and Van Wert sit just outside the line. Our Lima knowledge is street-level — the area around the Allen County Museum included. From West Side, South Lima, East Side, and Downtown Lima to everywhere else on the Lima map — the financing reaches all of it. Looking for mortgage help near you in Lima? We coordinate Lima loans by phone and online with licensed partner brokers, so you get local-market help without driving anywhere. Of the 33 Ohio cities we serve, Lima plays by its own numbers — that’s the point: the Lima file, not a state template.
One file, many lenders, Lima terms.
Lima, block by block
From West Side, South Lima, East Side to the Allen County Museum, we track what Lima homes really cost and which loans carry them.
Down-payment friendly
Down-payment-assistance, FHA, first-time-buyer carry most Lima purchases — and we check every assistance program a Lima file qualifies for.
Many lenders, one file
A Lima mortgage should be bid on. We take your Lima file to many lenders and let the best terms win.
The owner, coordinating
The owner, Esther Buede, is who Lima buyers talk to, and she coordinates the Lima file with our licensed partner brokers.
Owner-coordinated, application to Lima keys.
One coordinator, no queue: Esther Buede, the owner (individual NMLS #2003644), personally coordinates each Lima loan with our licensed partner brokers, from South Lima to the far side of Lima. Meet the family behind CHM →
“Esther is amazing, very knowledgeable. She made the loan process fast and easy.”
Your Lima file decides the loan.
Near the Allen County Museum, down-payment-assistance files are a Lima staple for us. Down-payment-assistance, FHA, first-time-buyer carry most of our Lima work (via our licensed partner-broker network) — and beyond those, Lima buyers get the full menu: conventional, VA, FHA, and non-QM. Start where it suits you: buying, exploring a refinance, or testing the numbers — apply here or call (949) 522-7310.
Lima buyers most often work with FHA, first-time-buyer, down-payment-assistance.
Self-employed in Lima? We also work with borrowers who work for themselves — bank-statement income included. Allen County’s full 2026 loan limits by property type break down one- through four-unit ceilings if you want the complete picture.
Beyond Lima itself, Findlay, Van Wert, Celina buyers work with us the same way. More Ohio cities we work in →
Working with Lima, OH buyers through licensed partner brokers — Choice Home Mortgage, California-licensed, NMLS #2629064. Equal Housing Opportunity. We serve this area; we do not maintain a Lima office.
Straight answers for Lima buyers.
Is there a loan limit for Lima purchases in 2026?
Yes. $832,750 is the 2026 conforming limit for a single-family home in Lima, based on FHFA's figure for Allen County. Allen County uses the $832,750 national baseline, so a larger loan is a jumbo loan, which each lender prices and underwrites under its own rules. Two-unit homes in Allen County have a $1,066,250 conforming limit for 2026.
How do first-time buyers usually finance a Lima home?
First-time buyers in Lima usually finance with FHA and conventional loans. FHA loans allow 3.5% down with a credit score of 580 or higher, under HUD's rules. An FHA loan on one unit in Allen County can go to $541,287 in 2026 (HUD). Some conventional programs accept 3% down from first-time buyers.
Does it matter where in Lima I'm buying?
No, not for the financing: we finance homes anywhere in Lima, including West Side, South Lima, East Side and Downtown Lima. Prices shift from street to street, and the appraisal follows recent nearby sales; the loan terms follow your credit, income and down payment. FHFA's 2026 one-unit limit for Allen County is $832,750.
Are you set up to arrange loans in Lima, OH?
Yes. Lima loans are arranged through licensed partner brokers in Ohio, with Choice Home Mortgage coordinating the file. Choice Home Mortgage is licensed in California (NMLS #2629064) and has no Lima office, so the application, documents and updates run by phone and online. Owner Esther Buede coordinates the file, and many lenders compete for it.
What if I'm buying just outside Lima?
Buying just outside Lima changes nothing on our side; we also arrange loans in Findlay, Van Wert and Celina through licensed partner brokers. Loan limits are set county by county, so the limit is re-checked for whichever town the home is in. Licensed partner brokers originate those loans and Choice Home Mortgage coordinates them, the same way as a Lima file.
What does the mortgage process look like from Lima?
From Lima, the whole mortgage process runs by phone and online: you apply online, upload documents and get updates as the loan moves. A licensed partner broker in Ohio originates the loan, and Choice Home Mortgage (California NMLS #2629064) coordinates it and compares many lenders. Owner Esther Buede is your point of contact from the first call to closing.
Let's get you home in Lima.
Tell us where in Lima you're headed — the program match and the Lima lender legwork are on us.