Mortgage Loans in Irvine, CA
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Who We Are

Irvine, CA Commercial Mortgage

About California Loan Mortgage Pros

Your Trusted Mortgage Partner in Irvine, CA

At California Loan Mortgage Pros, we understand that securing the right mortgage financing is a crucial milestone in your financial journey. Since 2008, our team of seasoned mortgage professionals has been delivering comprehensive lending solutions across the Golden State, serving homeowners, real estate investors, and commercial property buyers with expertise and dedication.

Our Heritage of Excellence

Founded on the principles of transparency and client-focused service, we've grown from a boutique mortgage firm into one of Irvine, CA's most respected full-service mortgage providers. Our team brings together over 75 years of combined experience in residential and commercial lending, offering both traditional and innovative financing solutions.

Comprehensive Lending Solutions

We specialize in:

  • Residential Mortgages: Conventional, FHA, VA, and Jumbo Loans
  • Investment Property Financing: DSCR Loans, Portfolio Loans
  • Commercial Real Estate: Multi-Family, Mixed-Use, Office, and Retail
  • Specialized Programs: Bridge Loans, Construction Loans, Non-QM Solutions

The California Loan Mortgage Pros Difference

  • Direct access to wholesale mortgage rates
  • Streamlined application process with 21-day average closing time
  • Personalized consultation with dedicated mortgage advisors
  • In-house underwriting for faster approvals
  • Innovative technology platform for seamless documentation

Our commitment to excellence has earned us a 98% client satisfaction rate and recognition as a Top 100 Mortgage Company by National Mortgage Professional Magazine.

Client Success Story

"California Loan Mortgage Pros secured our investment property loan when other lenders couldn't deliver. Their expertise in DSCR loans and creative financing solutions made all the difference."

  • Michael R., Real Estate Investor

Ready to Experience the Difference?

Contact our mortgage experts today at (866) 644-9899 to explore your financing options. Whether you're a first-time homebuyer, seasoned investor, or commercial property developer, we have the expertise and resources to help you achieve your real estate financing goals.

California Loan Mortgage Pros - Where Experience Meets Innovation in Mortgage Lending

Residential Mortgage Loans Services

Professional Residential Mortgage Loans Services in Irvine, CA.

Commercial Mortgage Loans Services

Commercial Mortgage Loans Services in Irvine, CA.

Professional Mortgage Loans services in Irvine, CA

Conventional Home Loans

Get competitive conventional home loan rates in Irvine, CA - apply today!.

FHA Loans

Find affordable FHA home loans in Irvine, CA with low down payments..

VA Loans

VA Loans in Irvine, CA: $0 Down, Lower Rates for Veterans & Military.

USDA Loans

Get affordable USDA home loans with $0 down in Irvine, CA today..

Jumbo Loans

Get competitive Jumbo Loans in Irvine, CA with high-value home financing..

First-Time Homebuyer Loans

Affordable first-time home loans with low down payments in Irvine, CA..

Interest-Only Mortgages

Lower monthly payments on home loans - Interest-Only Mortgages in Irvine, CA.

Debt Consolidation Loans

Find debt relief with trusted consolidation loans in Irvine, CA..

Balloon Mortgages

Save on monthly payments with low-rate Balloon Mortgages in Irvine, CA..

Mortgage Rate Locking

Lock in today's low mortgage rates in Irvine, CA - protect against market rises..

Reverse Mortgages

Expert Reverse Mortgage solutions in Irvine, CA. Access home equity & retire secure..

Fixed-Rate Home Loans

Get stable monthly payments with fixed-rate mortgages in Irvine, CA..

Adjustable-Rate Mortgages (ARMs)

Find flexible ARM loans with lower initial rates in Irvine, CA..

Low Down Payment Mortgages

Get affordable home loans in Irvine, CA with just 3-5% down payment..

Mortgage Programs for Low-Income Families

Affordable homeownership solutions for Irvine, CA families - Low down payments.

Affordable Home Loan Programs

Find low-cost mortgage options for your dream home in Irvine, CA..

Fixed-Rate FHA Loans

Get affordable Fixed-Rate FHA Loans in Irvine, CA with low down payments..

Conventional Loans for High Credit Borrowers

Get prime conventional loans with competitive rates in Irvine, CA..

Best VA Loan Rates

Get exclusive VA loan rates & save more on your military mortgage in Irvine, CA.

Mortgage Payment Reduction Programs

Cut monthly mortgage costs - Expert payment reduction help in Irvine, CA.

Home Loans for Veterans

VA home loans in Irvine, CA: $0 down & exclusive veteran benefits.

USDA Loans for Rural Development

Get 100% financing on rural homes in Irvine, CA with USDA mortgages..

Jumbo Loan Options for High-Income Buyers

Expert jumbo mortgage solutions for luxury homes in Irvine, CA..

Best Mortgage Lenders for First-Time Homebuyers

Find top-rated mortgage lenders for first-time buyers in Irvine, CA..

Fixed vs. Adjustable-Rate Mortgages: Pros and Cons

Compare fixed & ARM mortgage options for your ideal home in Irvine, CA.

Low Down Payment Home Loans for Buyers with Limited Savings

Get affordable home loans with just 3% down in Irvine, CA - start your journey.

USDA Loan Benefits and Rural Housing Requirements

USDA $0 down home loans & rural housing assistance available in Irvine, CA.

VA Loan Eligibility Requirements and Application Process

Expert VA loan guidance & eligibility help in Irvine, CA - Zero down payment.

Jumbo Loans with Flexible Terms and Low Interest

Get competitive jumbo loans with flexible terms in Irvine, CA..

Affordable Fixed-Rate Mortgages with No Prepayment Penalty

Lock in low rates with no penalty for early payoff in Irvine, CA..

FHA Loan Income Limits and Credit Requirements

FHA loans: Flexible credit & income limits to help Irvine, CA homebuyers.

Benefits of USDA Rural Home Loans for First-Time Buyers

0% down USDA home loans help you buy a house in Irvine, CA affordably..

Mortgage Calculator for FHA and VA Loans

Calculate VA & FHA loan payments instantly in Irvine, CA! Free online tool..

VA Loan Pre-Approval Process and Guidelines

Get expert VA loan pre-approval guidance in Irvine, CA - Fast & Easy!.

Financing a Home with a USDA Loan for Low-Income Families

USDA $0 down home loans help low-income families buy in Irvine, CA..

First-Time Homebuyer Loan Programs by State

Find affordable first-time homebuyer loans and grants in Irvine, CA.

Government-Backed Home Loans for Low Credit Scores

Get FHA & VA home loans with low credit in Irvine, CA - Easy approval!.

Mortgage Refinance Calculator

Calculate mortgage savings instantly - Free refinance tool in Irvine, CA.

Home Equity Refinance Loans

Get low-rate home equity refinancing in Irvine, CA - tap your home's value..

Low Rate Refinance Mortgage Options

Save big with competitive refinance rates & flexible terms in Irvine, CA.

Short-Term Refinancing

Get quick cash through hassle-free refinancing solutions in Irvine, CA..

Fixed-Rate Refinance Loans

Lock in lower payments with fixed-rate refinancing in Irvine, CA..

Cash-Out Refinancing for Debt Consolidation

Pay off debt with home equity - expert refinancing in Irvine, CA.

FHA Streamline Refinance

Save money easily with FHA Streamline Refinance rates in Irvine, CA.

VA Streamline Refinance (IRRRL)

Save money with VA IRRRL - fast, no-appraisal refinancing in Irvine, CA.

Refinance Options for Investment Properties

Unlock better rates on your investment properties in Irvine, CA. Refinance today..

Best Mortgage Refinance Companies

Find top-rated mortgage refinance lenders in Irvine, CA to save money..

Rate-and-Term Refinancing to Reduce Mortgage Interest

Lower your monthly payments - expert mortgage refinancing in Irvine, CA.

Cash-Out Refinance with Low Closing Costs

Save on fees: Expert cash-out refinancing in Irvine, CA | Get cash & lower costs.

Advantages of FHA Streamline Refinance for Lower Payments

Save money with FHA Streamline Refinance - simplify your loan in Irvine, CA.

Cash-Out Refinance for Paying Off High-Interest Debt

Consolidate debt into one lower-rate mortgage in Irvine, CA. Save money today!.

VA Refinance Options for Veterans and Military Families

Save on your VA loan - expert refinance options in Irvine, CA.

Home Equity Refinance Loan Options with Fixed Terms

Access fixed-rate home equity loans in Irvine, CA - low rates, flexible terms.

Refinancing Options for Self-Employed Homeowners

Expert mortgage refinancing for self-employed borrowers in Irvine, CA.

Cash-Out Refinance for Home Improvements and Renovations

Transform your home with cash-out refinancing in Irvine, CA..

Short-Term Refinancing to Pay Off Mortgage Faster

Cut years off your mortgage with expert refinancing in Irvine, CA.

Refinancing Options for Homes

Save money with expert home refinancing solutions in Irvine, CA.

Rate-and-Term Refinance for Reducing Monthly Payments

Lower your monthly mortgage payments with expert refinancing in Irvine, CA.

Home Refinance Options with No PMI

Eliminate PMI & save more with expert home refinancing in Irvine, CA.

Cash-Out Refinance with Competitive Interest Rates

Get cash from your home equity at low rates in Irvine, CA..

Small Business Real Estate Loans

Fast commercial property financing for small businesses in Irvine, CA.

Industrial Building Loans

Get competitive industrial building loans in Irvine, CA - fast financing & flexible terms.

Office Space Financing

Find flexible office financing solutions in Irvine, CA - expert funding guidance.

Mortgage for Rental Properties

Get competitive rental property mortgages in Irvine, CA - expert financing.

Mixed-Use Commercial Property Loans

Get flexible mixed-use property financing in Irvine, CA - Low rates.

Real Estate Investment Loans

Fast real estate investment loans in Irvine, CA | Competitive rates & quick approval.

Loans for Business Expansion

Get competitive business expansion loans in Irvine, CA to fuel your growth..

Flexible Commercial Mortgage Terms

Find flexible commercial mortgage solutions in Irvine, CA with custom terms & low rates..

Hotel and Resort Financing Options

Expert Hotel & Resort Financing Solutions in Irvine, CA | Flexible Terms.

Multi-Unit Building Loans

Expert financing for multi-unit properties in Irvine, CA. Low rates, fast approval..

Commercial Real Estate Loans for Office Spaces

Get expert office space financing with competitive rates in Irvine, CA..

Loans for Building a Warehouse or Industrial Property

Build your warehouse with flexible commercial construction loans in Irvine, CA..

Multi-Family Real Estate Financing for Apartment Investors

Unlock competitive apartment financing rates & terms in Irvine, CA.

Low-Interest Business Real Estate Loans for Entrepreneurs

Get affordable commercial property financing in Irvine, CA - low rates & fast approval.

Commercial Property Mortgage Options

Find flexible commercial property mortgage solutions in Irvine, CA - expert guidance & rates.

Mixed-Use Real Estate Financing for Retail and Residential Spaces

Unlock prime mixed-use retail & residential funding solutions in Irvine, CA.

Investment Property Mortgage Loans for Rental Income

Get competitive mortgage loans for investment properties in Irvine, CA..

Self-Storage Facility Loans with Competitive Rates

Get competitive self-storage facility financing in Irvine, CA - low rates!.

Real Estate Loans for Expanding Small Businesses

Get competitive real estate financing to grow your business in Irvine, CA..

Multi-Unit Property Loans for Commercial Investors

Get competitive financing for multi-unit investment properties in Irvine, CA..

Office Building Financing with Flexible Repayment Options

Get flexible office building loans in Irvine, CA with customized payments..

Commercial Property Loan Options with Low Interest Rates

Get competitive commercial property financing rates in Irvine, CA.

Loans for Buying a Commercial Retail Space

Get competitive funding for retail property purchases in Irvine, CA..

Financing Solutions for New Hotel Developments

Get expert hotel development funding & flexible financing in Irvine, CA..

Alternative Income Loans

Need flexible loan options? Get approved with non-traditional income in Irvine, CA.

Non-Prime Mortgages

Get flexible non-prime home loans in Irvine, CA with easier qualifications.

Non-Traditional Mortgage Solutions

Expert alternative mortgage lending solutions in Irvine, CA. Get approved..

Foreign National Mortgage Programs

Get approved for foreign national home loans in Irvine, CA - no US credit needed!.

Low Documentation Home Loans

Quick home loans with minimal paperwork for self-employed in Irvine, CA.

Interest-Only Home Financing

Lower monthly payments with expert interest-only mortgages in Irvine, CA..

High Net-Worth Mortgage Programs

Exclusive jumbo loans & wealth-optimized mortgages for affluent clients in Irvine, CA.

Mortgage Solutions for Unique Borrower Profiles

Expert mortgage solutions for self-employed & unique cases in Irvine, CA.

Non-QM Loans for Self-Employed Borrowers without W-2s

Get flexible Non-QM loans in Irvine, CA using bank statements & P&L.

Interest-Only Home Loans for Managing Monthly Payments

Lower monthly payments with interest-only mortgages in Irvine, CA.

Non-Traditional Mortgage Programs for Foreign Nationals

Get specialized foreign national mortgages in Irvine, CA - flexible solutions.

No Income Verification Loans for Real Estate Investors

Get fast real estate investor loans in Irvine, CA - no income docs needed..

High Net-Worth Mortgage Programs for Large Investments

Elite mortgage solutions for high-net-worth investors in Irvine, CA..

Jumbo Non-QM Loans for High-Income Borrowers

Unlock premium home financing with flexible Non-QM jumbo loans in Irvine, CA.

Alternative Income Mortgage Programs for Freelancers

Flexible mortgages for self-employed borrowers in Irvine, CA - no W2 needed.

Bank Statement Loans for Self-Employed Home Buyers

Get qualified with 12-24 months of bank statements in Irvine, CA.

Real Estate Investment Loans without Traditional Documentation

Get fast real estate investment loans with minimal paperwork in Irvine, CA.

Low Documentation Loans for Small Business Owners

Fast business funding with minimal paperwork for Irvine, CA entrepreneurs..

NINA Loans for Investors without Proof of Income

Get NINA investor loans in Irvine, CA - no income docs needed! Easy qualify..

Non-QM Mortgage Programs for Unique Financial Profiles

Flexible Non-QM mortgages for self-employed & unique income in Irvine, CA.

Asset-Based Mortgage Options for Investment Properties

Secure investment property loans using assets as collateral in Irvine, CA.

Mortgage Options for Borrowers with Unique Credit Situations

Expert mortgage solutions for bad credit & unique cases in Irvine, CA.

Home Improvement Loans

Get affordable home improvement financing in Irvine, CA - low rates & fast approval.

Renovation Loans for Homeowners

Get flexible home renovation financing in Irvine, CA - low rates available..

Loan Pre-Approval Calculator

Get instant loan pre-approval estimates in Irvine, CA - Free calculator.

Mortgage Insurance Options

Protect your home loan: Expert mortgage insurance guidance in Irvine, CA.

Government-Assisted Home Loans

Access affordable homeownership with FHA & VA loans in Irvine, CA..

Mortgage Default Counseling

Expert mortgage default guidance to avoid foreclosure in Irvine, CA.

Housing Counseling Services

Get expert housing advice & financial guidance in Irvine, CA. Free consultations..

Low Credit Score Mortgage Counseling

Expert guidance to qualify for home loans with poor credit in Irvine, CA..

FHA 203(k) Rehabilitation Loans

Transform your fixer-upper into a dream home with FHA 203(k) loans in Irvine, CA.

Fannie Mae HomeReady Loans for Low-Income Households

Low down payment mortgages to help families buy homes in Irvine, CA..

Freddie Mac Home Possible Loans with Low Down Payments

Get affordable Freddie Mac Home Possible Loans with just 3% down in Irvine, CA..

Fast Pre-Qualification Services for Home Purchases

Quick mortgage pre-qualification in Irvine, CA - get home-ready in 24hrs!.

Mortgage Rate Lock Services and Benefits

Lock in today's mortgage rates & save in Irvine, CA - protect from rate hikes.

Credit Counseling for Mortgage Approval with Low Credit

Expert credit repair to boost your mortgage approval chances in Irvine, CA.

How to Qualify for a FHA 203(k) Renovation Loan

Learn FHA 203(k) loan requirements to renovate your dream home in Irvine, CA.

Debt Restructuring Services to Avoid Foreclosure

Stop Foreclosure Now: Expert Debt Help in Irvine, CA.

Loan Modification Programs for Homeowners in Need

Expert loan modification help to save your home in Irvine, CA..

Housing Counseling for First-Time Buyers

Expert guidance to make your first home purchase a success in Irvine, CA.

Home Improvement Financing through FHA 203(k)

Affordable FHA 203(k) home renovation loans available in Irvine, CA..

Pre-Approval Mortgage Calculator for First-Time Buyers

Calculate your home buying power instantly in Irvine, CA | Free pre-approval tool.

Affordable Housing Loans with Government Assistance

Get low-cost home loans with gov't assistance in Irvine, CA..

Benefits of Fannie Mae HomeReady for Low-Down Payment

Get 3% down payment mortgages with Fannie Mae HomeReady in Irvine, CA.

Government Loan Modification Programs for Struggling Homeowners

Get relief on your mortgage through approved federal loan modifications in Irvine, CA..

Mortgage Brokers Near Me

Expert mortgage brokers in Irvine, CA helping you secure ideal rates..

Find the Best Mortgage Rates

Compare local mortgage rates & save on your home loan in Irvine, CA.

Mortgage Options for Low Credit Score Borrowers

Get affordable home loans in Irvine, CA despite bad credit - expert help.

Best Mortgage Lenders for All Credit Types

Find top-rated mortgage lenders for any credit score in Irvine, CA.

Down Payment Assistance Programs for First-Time Buyers

Get help with home down payments in Irvine, CA - affordable options.

Mortgage Calculators for Different Loan Types

Compare VA, FHA & conventional loan options in Irvine, CA with our calculators.

Home Loan Options for Limited or No Credit History

Get approved for a home loan in Irvine, CA, even with limited credit history..

Benefits of Fixed-Rate Mortgages vs. ARMs

Compare fixed vs adjustable mortgages in Irvine, CA for stable payments..

Lowest Mortgage Rates

Find unbeatable mortgage rates & save more in Irvine, CA. Compare now!.

Types of Mortgages for Different Property Types

Expert guidance on mortgage options for homes, condos & land in Irvine, CA..

Mortgage Assistance Programs for New Buyers

Expert mortgage assistance to help first-time buyers in Irvine, CA save..

Understanding Closing Costs and Mortgage Fees

Expert guidance on mortgage fees & closing costs in Irvine, CA.

Online Mortgage Calculators with Tax and Insurance

Calculate monthly payments with taxes & insurance in Irvine, CA.

Easy Mortgage Approval Process for Low-Income Borrowers

Fast mortgage approval for low-income families in Irvine, CA..

How to Choose the Right Mortgage Type for Your Needs

Expert guidance to find your ideal mortgage match in Irvine, CA..

Tips for Finding the Best Mortgage Rates

Expert guidance to secure lowest mortgage rates in Irvine, CA today.

Financial Counseling Services for Mortgage Readiness

Expert mortgage readiness counseling in Irvine, CA to secure your dream home..

State-Specific Mortgage Assistance Programs

Find local mortgage aid programs in Irvine, CA - get help buying your dream home.

Affordable Home Loans

Get flexible, low-rate home loans in Irvine, CA - affordable financing made easy..

Mortgage Brokers

Expert mortgage brokers in Irvine, CA help find your best home loan rates..

FHA Loan Options

Flexible FHA loans with low down payments available in Irvine, CA..

Low Interest Mortgages

Save big with competitive low-interest mortgage rates in Irvine, CA.

First-Time Homebuyer Programs

Find affordable paths to homeownership in Irvine, CA with expert guidance..

Best VA Loan Providers

Find top-rated VA loan lenders in Irvine, CA with competitive rates..

Commercial Property Loans for Businesses

Get competitive commercial property financing in Irvine, CA - quick approval..

USDA Loan Availability

Qualify for $0 down USDA home loans in Irvine, CA. 100% financing possible!.

Jumbo Loans for High-Value Homes

Get competitive jumbo loans for luxury homes in Irvine, CA. 95% LTV..

Real Estate Loans for Apartments

Get competitive apartment financing rates in Irvine, CA - Fast approval.

Bridge Loans for Real Estate

Fast bridge loans to close real estate deals quickly in Irvine, CA..

Office Building Loans for Downtown

Get prime downtown office building financing in Irvine, CA | Expert lenders.

Warehouse Financing in Industrial Areas

Get flexible warehouse financing in Irvine, CA for industrial growth & storage..

Mortgage Lenders for Properties

Expert mortgage lenders helping you secure your dream home in Irvine, CA.

Quick Approval Mortgage Loans for Fast Closing

Get fast mortgage approval & close quickly in Irvine, CA. Apply today!.

Self-Employed Mortgage Solutions without Traditional Documentation

Get approved for mortgages in Irvine, CA with bank statement loans!.

Home Financing Options for Healthcare Professionals

Find specialized home loans for doctors & medical pros in Irvine, CA.

Mortgage Loans for Government Employees and Veterans

Get exclusive VA & government employee home loans in Irvine, CA today!.

Programs for Teachers and Educators Buying a Home

Special home loans & grants help teachers in Irvine, CA achieve homeownership.

Loans for Recently Divorced or Widowed Buyers

Specialized loans helping divorced & widowed buyers in Irvine, CA restart..

Low-Down Payment Loans for First-Time Buyers

Get affordable first-time home loans with minimal down in Irvine, CA..

Mortgage Options for Retirees and Seniors

Expert retirement mortgage solutions in Irvine, CA - age-friendly options.

Home Loans with Flexible Credit Requirements

Get flexible home loans with lower credit scores in Irvine, CA today..

Mortgage Solutions for Entrepreneurs and Business Owners

Expert mortgage solutions for entrepreneurs in Irvine, CA. Fast approvals..

Affordable Mortgages for High-Cost Living Areas

Low-rate jumbo loans for luxury homes in Irvine, CA. Save on your dream home..

Financing for Homebuyers Relocating for Work

Specialized relocation mortgages for job transfers in Irvine, CA..

Loans for Buying Vacation or Second Homes

Get expert financing for your dream vacation home in Irvine, CA today..

Real Estate Investment Loans for New Landlords

Get competitive real estate loans for first-time landlords in Irvine, CA..

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Commercial Mortgage in Irvine, CA
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Why Choose Us

Best Commercial Mortgage in Irvine, CA

Why Choose California Loan Mortgage Pros?

Your Trusted Mortgage Partner in Irvine, CA

At California Loan Mortgage Pros, we understand that securing the right mortgage financing is one of life's most significant financial decisions. For over two decades, we've helped homeowners, real estate investors, and business owners across Irvine, CA achieve their property financing goals through personalized mortgage solutions and unparalleled expertise.

Industry-Leading Expertise & Innovation

  • Comprehensive Loan Solutions: From conventional home loans and FHA mortgages to specialized financing options like DSCR loans and commercial real estate lending
  • Streamlined Approval Process: Advanced technology combined with personal service for faster closings
  • Market-Leading Rates: Competitive terms across our entire loan portfolio
  • Expert Guidance: Licensed professionals with deep understanding of California real estate markets

Specialized Programs for Every Need

✓ Residential Mortgages
  - Conventional Loans
  - FHA & VA Loans
  - Jumbo Mortgages
  - Non-QM Solutions

✓ Investment Property Financing
  - DSCR Loans
  - Bridge Loans
  - Multi-Family Properties
  - Fix-and-Flip Programs

✓ Commercial Real Estate
  - Construction Loans
  - Mixed-Use Properties
  - SBA 504 Programs
  - Commercial Bridge Financing

The California Loan Mortgage Pros Advantage

  1. Personalized Approach: Every client receives a dedicated mortgage advisor who crafts customized lending solutions
  2. Flexible Underwriting: Creative solutions for self-employed borrowers and unique income situations
  3. Rapid Response: Same-day pre-approvals and consistent communication throughout your loan process

Success Through Service Excellence

Our reputation is built on delivering results. Whether you're a first-time homebuyer, seasoned investor, or commercial property developer, we provide the expertise and resources needed to secure optimal financing terms.

"From application to closing, California Loan Mortgage Pros delivered exceptional service and found us terms other lenders couldn't match." - Recent Client

Ready to Get Started?

Contact our mortgage experts today at (866) 644-9899 to discuss your financing needs or apply online for a same-day pre-approval. Experience the difference of working with Irvine, CA's premier mortgage professionals.

Equal Housing Opportunity | Terms and conditions apply

Popular Zip Codes

92602

92603

92604

92606

92612

92614

92617

92618

92620

92697

Mortgage Loans in California Cities

Norwalk / Pacoima / Pittsburg / Fontana / Hawthorne / Bell Gardens / South Gate / Sylmar / Westminster / Rialto / Watsonville / Palmdale / La Puente / Jurupa Valley / Milpitas /