Mortgage broker serving Cupertino, CA, offering a full range of loan programs - purchases, refinancing, investment properties, FHA, VA, jumbo, DSCR, bank statement loans, down payment assistance, and more. Personalized programs for your unique situation. 40+ years California mortgage experience.
Schedule a quick 15-minute call and we'll match you to the right program and give you the best rate for your unique situation.
We as brokers shop hundreds of lenders for you. Banks offer their own limited products.
As mortgage specialists serving Cupertino buyers, we match your unique situation to the right program.
Cupertino's luxury market requires specialized jumbo financing expertise for properties well above the $1.25M conforming limit.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Cupertino purchase.
SCHEDULE FREE CONSULTATION"For over 30 years, A Good Lender has been a trusted and essential part of my family's financial journey, guiding us through more than a dozen mortgage financing transactions with professionalism, integrity and care. What sets A Good Lender apart is their reliability and ability to demystify the mortgage process."
"Rodney Roloff & The Team at A Good Lender made my house buying process a breeze. Rodney helped me to better understand the loan process and walked me through everything step by step. If your looking for a good lender. One who will help you get the best rate. I highly recommend reaching out to Rodney and his team at 'A good lender'"
"From our first home buying experience, to exploring HELOC options, and refinancing, every step we were supported with clear and accurate information. A team who's knowledgeable, prompt to respond to any questions, and who genuinely cares for their clients is a rare find in this industry."
We've simplified the mortgage maze into four clear steps. No surprises, just results.
Complete your loan application online and upload your documents. We'll review everything to make sure it's complete before submitting to our lending partners.
We submit your application to our lending partners. Their underwriters review your documents, verify your income and credit, and issue your loan approval.
Sign your final documents, get your keys, and move into your Cupertino home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Cupertino starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Cupertino home buyers—covering purchase loans, refinance, commercial real estate, and specialized financing like bank statement and jumbo loans. Explore the general programs to compare down payment options and requirements, or apply now for a custom financing solution tailored to your Cupertino property.
Whether you're buying your first condo or a $3M estate, we offer comprehensive financing solutions with 14-day closings. Explore our complete range of purchase loan programs below.
Refinance to lower your interest rate, shorten your loan term, or access home equity for renovations, debt consolidation, or investment opportunities. Explore all refinance programs below.
Finance commercial real estate, owner-occupied buildings, or business expansions. Explore all commercial financing programs below.
Finance new construction, renovations, or land purchases. Explore all construction and renovation programs below.
From condos and townhomes to multi-family buildings and unique property types. Explore all specialized property financing programs below.
We specialize in complex financing scenarios where traditional loans don't fit. Explore all niche programs below.
Access California's down payment assistance programs. Explore all DPA programs below.
Self-employed professionals, freelancers, and business owners. Explore all special income documentation programs below.
Speed & Certainty
Whether you're buying your first condo or a $3M estate, we offer comprehensive financing solutions with 14-day closings. Explore our complete range of purchase loan programs below.
Rate & Term, Cash-Out
Refinance to lower your interest rate, shorten your loan term, or access home equity for renovations, debt consolidation, or investment opportunities. Explore all refinance programs below.
SBA 504 & 7(a)
Finance commercial real estate, owner-occupied buildings, or business expansions. Explore all commercial financing programs below.
Build & Improve
Finance new construction, renovations, or land purchases. Explore all construction and renovation programs below.
Specialized Properties
From condos and townhomes to multi-family buildings and unique property types. Explore all specialized property financing programs below.
Complex Scenarios
We specialize in complex financing scenarios where traditional loans don't fit. Explore all niche programs below.
CalHFA & Local DPA
Access California's down payment assistance programs. Explore all DPA programs below.
Alternative Documentation
Self-employed professionals, freelancers, and business owners. Explore all special income documentation programs below.
Popular loan programs for Cupertino homebuyers. Compare options and find your best fit.
| Loan Type | Down Payment | Credit Score | Best For |
|---|---|---|---|
| Jumbo | 10-20% | 680+ | Luxury properties above $1,249,125 |
| Bank Statement | 10-20% | 660+ | Self-employed, business owners, tech consultants |
| Asset Depletion | 10-20% | 680+ | Retirees, investors with $500K+ liquid assets |
| VA | $0 | No minimum | Veterans, active military (0% down on any price) |
| DSCR | 20-25% | 660+ | Investment properties, no income verification |
| No Down Payment Program Featured | $0 (3.5% grant) | 580+ | First-time buyers - grant covers FHA or Conventional down payment |
| Reverse Mortgage | N/A | No minimum | Seniors 62+ accessing Cupertino home equity |
Questions? Call (510) 589-4096 or email info@agoodlender.com
With Cupertino's $2.4M median, most buyers need jumbo loans above $1.25M. Rates now competitive with conforming.
Business owners in Cupertino qualify on bank deposits. Write-offs hurt tax returns but deposits tell the real story.
Wealthy Cupertino buyers use portfolio value instead of employment. Asset depletion works for retirees and investors.
Some Cupertino condos and smaller homes under $1.25M get conforming rates. Most properties need jumbo.
Cupertino veterans get zero down with no loan limit. Best benefit for luxury purchases.
Cupertino buyers use bridge loans to avoid contingent offers. Buy first, sell later.
LLC purchases for Cupertino investment properties. Buy in entity name for liability protection.
Pull equity from your Cupertino home. Cash-out refinance for investments, renovations, or debt payoff.
Conforming refi for Cupertino properties under the limit. Most will need jumbo refinancing.
Cupertino owners tap equity with HELOC. Draw funds as needed, pay interest only on balance.
Fixed home equity loans in Cupertino. Lump sum with predictable payments.
Cupertino veterans use VA IRRRL to lower rates. Streamlined process with minimal documentation.
No seasoning cash-out for Cupertino properties. Access equity right after closing.
DSCR loans for Cupertino investors. Qualify based on property cash flow, not personal income.
Fix-and-flip loans for Cupertino investors. Finance purchase plus renovation costs.
Cupertino apartment investors use multifamily loans. Commercial financing for 5+ units.
Cupertino commercial investors use hard money. Quick closing for time-sensitive deals.
Buy a home with zero down payment. Our lenders cover your entire down payment through grant programs. No repayment required. Available for Cupertino buyers with qualifying income.
CalHFA down payment help available for Cupertino first-time buyers. Income limits may restrict use.
Gift of equity for Cupertino family sales. Equity counts as down payment in related transactions.
Cupertino buyers can add parent as co-borrower. Combined income qualifies for higher amount.
Every situation is unique. The right loan program depends on your unique situation. See what works best for you.
Questions? Call (510) 589-4096 or email info@agoodlender.com
Cupertino sits in the heart of Silicon Valley in Santa Clara County. Population is 59,763, median household income $223,667. The homeownership rate here is 60.6%, which is impressive considering the $2.4M median home price. This is one of the most expensive markets in California, but it's also where tech money meets world-class schools. If you're pulling down $250K+ in household income and have substantial equity or stock compensation, Cupertino makes sense. Most buyers here need jumbo loans since anything above $766,550 won't qualify for conventional conforming rates.
Here's the thing about Cupertino. Parents move here specifically for the schools, and they're willing to stretch their budgets to make it happen. Monta Vista High scores a 9, Kennedy Middle a 9, Collins Elementary a 9, Eaton Elementary an 8. These aren't just good schools, they're consistently ranked among the best in California. When you're putting down $500K-$700K and financing $1.8M-$2.2M, you want to know your kids are getting top-tier education and your resale value will hold. The school quality here is baked into every property price, and that premium doesn't go away even in down markets. Families stay put once they buy, which means low turnover and stable neighborhoods.
Where you buy in Cupertino affects your financing strategy and what you'll compete against. Rancho Rinconada runs $2.2M-$2.8M, mostly mid-century homes on tree-lined streets that tech professionals snap up for proximity to Apple Park. You're looking at jumbo loans here, and sellers expect all-cash or strong stock-backed financing. Monta Vista is the premium zone at $2.4M-$3.2M, newer construction on larger lots where families prioritize school ratings above everything else. West Cupertino offers slightly more accessible entry at $2.1M-$2.6M, mix of ranch and contemporary styles with good access to major employers. Fairgrove sits at $2.0M-$2.5M, well-established with mature trees and varied architecture. Even the 'affordable' neighborhoods here require serious down payments and income documentation.
The commute situation here is why people pay the premium. San Jose is 16 minutes, Palo Alto 18 minutes, San Francisco 50 minutes, Oakland 52 minutes. You're at the center of Silicon Valley's job engine. Most buyers work at Apple, Google, Meta, or one of the hundreds of tech companies within a 20-minute drive. The short commute means more time with family, which matters when you're working the kind of hours that justify a $2.4M mortgage. Stevens Creek Boulevard cuts through town with shopping and services. Real talk, if you're commuting to San Francisco daily, you might find better value in the East Bay. But if you work locally, you're paying for convenience and time.
Apple Inc. is the elephant in the room. Apple Park sits right here, and that single employer has reshaped the entire housing market. Seagate Technology, Trend Micro, and Oracle all have significant presence. The school districts themselves are major employers. The job mix is heavily weighted toward high-paying tech positions, which is exactly why median household income sits at $223K. When you're underwriting loans here, lenders see stable employment and strong income growth potential. Stock compensation is common, and many buyers use equity from previous home sales or RSU vesting schedules to hit down payment requirements. The economy here doesn't really dip the way other markets do because tech salaries keep climbing.
Common questions from Cupertino homebuyers and refinance clients. Can't find your answer? Book a 15-minute call with a Senior Loan Officer.
Pre-approval typically takes 24-72 hours. Full underwriting approval takes 14-21 days. We work with lenders offering express underwriting for strong borrowers who need faster closings.
Standard documents needed: pay stubs (last 30 days), W-2s (past 2 years), tax returns (past 2 years), bank statements (past 2 months), and photo ID. Self-employed borrowers need business tax returns and P&L statements. We'll provide a complete checklist for your situation.
Typical Cupertino closing timeline: 30-45 days from accepted offer. VA/FHA loans may take slightly longer. Cash buyers close in 7-14 days. We work to meet your timeline and coordinate with all parties to close on schedule.
You have several low down payment options in Cupertino: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Cupertino buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Cupertino buyers. We also offer our 6-Month Forgivable Grant (covers 3-3.5% down, forgiven after 6 months), CalHFA programs, and local first-time buyer assistance. Unlike CalHFA's 5-year requirements, our programs have no income limits and no first-time buyer requirement.
Yes! Zero-down options for Cupertino buyers include: VA loans (eligible veterans), USDA loans (eligible rural areas), and our 6-Month Forgivable Grant Program combined with seller concessions for closing costs. Many Cupertino families purchase with minimal upfront cash.
2026 Santa Clara County limits: FHA $1,249,125, Conventional $1,249,125. Any loan above $1,249,125 is a jumbo loan. Most Cupertino properties fall within conforming limits, maximizing your financing options.
For Cupertino's $500,000 median price: FHA is better for credit scores under 680 or down payments under 5%—it's more forgiving on DTI ratios too. Conventional is better with 5%+ down and 700+ credit (lower PMI costs). We compare both options for your specific situation.
A denial doesn't mean you can't buy in Cupertino. We review your denial letter, identify the specific issues (credit, DTI, income documentation), and match you with lenders who have more flexible guidelines. Common solutions include FHA loans for credit flexibility, alternative documentation, or co-borrower structures.
Credit requirements by loan type: FHA accepts 580+ (or 500 with 10% down), conventional starts at 620, VA at 620+. Our zero-down grant program works with 640+. Higher scores (720+) get better rates, but we work with borrowers across the credit spectrum.
Absolutely—first-time buyers are our specialty in Cupertino. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Santa Clara County, and structure your purchase to minimize upfront costs.
You still have options in Cupertino. FHA loans accept credit scores as low as 580 (or 500 with 10% down). We also offer credit improvement strategies and can connect you with rapid rescoring services to boost your score before applying. Many buyers improve 20-50 points within 30 days.
As a mortgage broker, we shop your scenario across 50+ wholesale lenders to find the best pricing. Unlike retail banks that only offer their own rates, we show you side-by-side comparisons with identical terms. No junk fees or hidden charges—just transparent pricing.
You work directly with a Senior Loan Officer (15+ years average experience) from application through closing—not a call center. We have local Santa Clara County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Cupertino typically run 2-4% of the purchase price. On a $500,000 home, expect $10,000-$20,000 covering appraisal, title insurance, escrow fees, and prepaids. FHA allows sellers to contribute up to 6% toward your closing costs.
Pre-approval typically takes 24-72 hours. Full underwriting approval takes 14-21 days. We work with lenders offering express underwriting for strong borrowers who need faster closings.
You have several low down payment options in Cupertino: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Cupertino buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Cupertino. We review your denial letter, identify the specific issues (credit, DTI, income documentation), and match you with lenders who have more flexible guidelines. Common solutions include FHA loans for credit flexibility, alternative documentation, or co-borrower structures.
As a mortgage broker, we shop your scenario across 50+ wholesale lenders to find the best pricing. Unlike retail banks that only offer their own rates, we show you side-by-side comparisons with identical terms. No junk fees or hidden charges—just transparent pricing.
You work directly with a Senior Loan Officer (15+ years average experience) from application through closing—not a call center. We have local Santa Clara County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Cupertino typically run 2-4% of the purchase price. On a $500,000 home, expect $10,000-$20,000 covering appraisal, title insurance, escrow fees, and prepaids. FHA allows sellers to contribute up to 6% toward your closing costs.
Standard documents needed: pay stubs (last 30 days), W-2s (past 2 years), tax returns (past 2 years), bank statements (past 2 months), and photo ID. Self-employed borrowers need business tax returns and P&L statements. We'll provide a complete checklist for your situation.
Typical Cupertino closing timeline: 30-45 days from accepted offer. VA/FHA loans may take slightly longer. Cash buyers close in 7-14 days. We work to meet your timeline and coordinate with all parties to close on schedule.
Credit requirements by loan type: FHA accepts 580+ (or 500 with 10% down), conventional starts at 620, VA at 620+. Our zero-down grant program works with 640+. Higher scores (720+) get better rates, but we work with borrowers across the credit spectrum.
2026 Santa Clara County limits: FHA $1,249,125, Conventional $1,249,125. Any loan above $1,249,125 is a jumbo loan. Most Cupertino properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Cupertino buyers. We also offer our 6-Month Forgivable Grant (covers 3-3.5% down, forgiven after 6 months), CalHFA programs, and local first-time buyer assistance. Unlike CalHFA's 5-year requirements, our programs have no income limits and no first-time buyer requirement.
Yes! Zero-down options for Cupertino buyers include: VA loans (eligible veterans), USDA loans (eligible rural areas), and our 6-Month Forgivable Grant Program combined with seller concessions for closing costs. Many Cupertino families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Cupertino. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Santa Clara County, and structure your purchase to minimize upfront costs.
You still have options in Cupertino. FHA loans accept credit scores as low as 580 (or 500 with 10% down). We also offer credit improvement strategies and can connect you with rapid rescoring services to boost your score before applying. Many buyers improve 20-50 points within 30 days.
For Cupertino's $500,000 median price: FHA is better for credit scores under 680 or down payments under 5%—it's more forgiving on DTI ratios too. Conventional is better with 5%+ down and 700+ credit (lower PMI costs). We compare both options for your specific situation.
The FHA loan limit in Cupertino is $1.25M for 2025. However, with median home prices around $2.4M, most Cupertino properties exceed FHA limits and require jumbo financing instead. FHA loans are rarely used in this luxury market given the typical price points.
Yes, you'll almost certainly need a jumbo loan in Cupertino since the median home price is $2.4M, well above the $1.25M conforming loan limit. Most properties here fall in the $2M. $3M range, making jumbo financing the standard for homebuyers. Some higher. end properties may even require super. jumbo loans.
For 2025, Santa Clara County's conforming loan limit is $1.25M, with FHA and VA limits also at $1.25M. The 2026 limits haven't been announced yet, but they're typically released in November 2025. Given Cupertino's luxury market with homes averaging $2.4M, most buyers here need jumbo loans regardless of the conforming limits.
Yes, VA loans are available in Cupertino with a loan limit of $1.25M for zero down payment. However, since most Cupertino homes are priced at $2M. $3M, you'd need to cover the difference above $1.25M as a down payment. Many eligible veterans in this market opt for jumbo loans instead to access the full price range.
Our No Money Down program offers $0 down payment for qualified buyers. However, given Cupertino's luxury market with median prices around $2.4M, down payment assistance programs like CalHFA aren't typically applicable or necessary for the affluent professionals and tech executives who purchase here. Most buyers in this price range make substantial down payments from savings, stock compensation, or equity from previous homes.
For jumbo loans on Cupertino's typical $2M. $3M homes, you'll generally need 10. 20% down, which translates to $200K. $600K. Many affluent buyers here put down 20% or more to secure better rates and avoid additional costs. Tech professionals often use stock compensation or proceeds from previous home sales to fund these larger down payments.
For jumbo loans in Cupertino's luxury market, you'll typically need a credit score of at least 700, with most lenders preferring 720 or higher for the best rates. Given the $2M. $3M price points, lenders have stricter requirements and look for strong overall financial profiles. The typical Cupertino buyer has excellent credit along with substantial income and assets.
Choose a lender with extensive jumbo loan experience in Cupertino's luxury market, as financing $2M. $3M homes requires specialized expertise. Look for lenders who understand tech compensation packages including RSUs and stock options, which are common among buyers here. You'll want someone who can close efficiently on high. value properties and offer competitive jumbo rates for your financial profile.
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