Mortgage broker serving Los Altos, 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 Los Altos buyers, we match your unique situation to the right program.
Los Altos'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 Los Altos 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 Los Altos home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Los Altos starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Los Altos 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 Los Altos 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 Los Altos 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 Los Altos home equity |
Questions? Call (510) 589-4096 or email info@agoodlender.com
Most Los Altos homes exceed the $1.25M limit. Jumbo financing is required for virtually all purchases here.
Los Altos buyers can qualify using investment portfolios. Asset depletion converts holdings to qualifying income.
Self-employed Los Altos buyers use bank deposits instead of tax returns. 12-24 months statements qualify.
Buy your next Los Altos home before selling. Bridge loans cover the gap between properties.
International buyers purchase Los Altos properties with foreign national loans. No US credit required.
Los Altos tech buyers use RSUs and stock options to qualify. Equity compensation counts as income.
Los Altos investors buy in LLC names. Asset protection with entity financing.
Los Altos homeowners can access equity for investments. Cash-out refi up to 80% LTV on jumbo.
Refinance Los Altos properties under $1.25M at conforming rates. Entry-level homes only.
HELOC access for Los Altos homeowners. Flexible credit line against substantial equity.
Home equity loans for Los Altos owners. Fixed-rate second mortgage against your equity.
VA IRRRL for Los Altos veterans. Refinance existing VA loan with no appraisal needed.
Los Altos investors can cash-out immediately after purchase. No seasoning required.
Los Altos investment properties qualify on rental income alone. DSCR loans skip employment verification.
Los Altos renovation projects get fix-and-flip financing. Short-term funding for major rehabs.
Multifamily financing for Los Altos apartment buildings. 5+ unit commercial loans available.
Hard money for Los Altos commercial deals. Fast funding when speed matters.
Buy a home with zero down payment. Our lenders cover your entire down payment through grant programs. No repayment required. Available for Los Altos buyers with qualifying income.
CalHFA assistance technically available but rarely used in Los Altos's luxury market.
Family property transfers in Los Altos use gift of equity. Seller gifts equity as down payment.
Parents can co-sign for Los Altos purchases. Non-occupant co-borrower boosts qualifying income.
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
Los Altos sits in the heart of Silicon Valley, population 31,133, with a median household income over $250K. The homeownership rate is 81.5%, which tells you everything about who lives here. At $4.5M median home price, this is one of the most expensive housing markets in the country. You're looking at jumbo loans exclusively, typically requiring 20-25% down, which means you need close to a million dollars liquid just to get in the door. The people buying here are tech executives, dual-income professional couples, or families cashing out equity from other Bay Area properties.
The schools are the main reason families stretch their budgets to buy here, and it shows in property values. Los Altos High and Mountain View High both pull 9s and 10s on most rating systems. Egan Junior High, Almond Elementary, and Covington Elementary consistently rank among the top schools in California. When you're spending $4.5M on a house, you're not just buying the property. You're buying into one of the best public school districts in the state, which means strong resale value even when the market softens. Families who buy here tend to stay through high school graduation, so you've got neighborhood stability that protects your investment long-term.
Here's the thing about Los Altos. The whole city trades in the same price range, around $4.5M across neighborhoods. Downtown Los Altos centers on Main Street and State Street, walkable to shops and restaurants, which adds premium value for buyers who want that small-town vibe without leaving Silicon Valley. North Los Altos and South Los Altos are purely residential, mostly single-family homes on decent lots with mature trees. All three areas require jumbo financing, and most lenders will want to see significant reserves beyond your down payment. You're competing with all-cash buyers and tech money, so getting pre-approved with a strong lender who understands jumbo products is critical before you even start looking.
The commute situation is what makes Los Altos worth the price if you work in tech. San Jose is 24 minutes, Palo Alto 15 minutes, San Francisco 46 minutes, Oakland 53 minutes. You're central to every major Bay Area employment hub without the density of Mountain View or Palo Alto proper. Most buyers here work at the big tech companies or well-funded startups within a 20-minute radius. The location means you can actually get home for dinner even when you're pulling long hours, which matters when you're paying this much for a house you'd like to actually live in.
Los Altos School District and City of Los Altos are the main local employers, but let's be real. Most people buying here work for tech companies in Mountain View, Palo Alto, Sunnyvale, or Cupertino. El Camino Hospital nearby provides some healthcare jobs, and downtown retail businesses employ locals, but the economic driver is proximity to Silicon Valley's tech corridor. The job market is what keeps prices this high. As long as tech salaries stay elevated and RSUs keep vesting, demand for Los Altos real estate won't soften much. Your mortgage payment might run $20K-$25K monthly on a typical purchase, which only pencils out if you're pulling serious tech compensation or have substantial existing wealth.
Common questions from Los Altos 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 Los Altos 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 Los Altos: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Los Altos buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Los Altos 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 Los Altos 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 Los Altos 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 Los Altos properties fall within conforming limits, maximizing your financing options.
For Los Altos'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 Los Altos. 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 Los Altos. 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 Los Altos. 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 Los Altos 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 Los Altos: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Los Altos buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Los Altos. 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 Los Altos 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 Los Altos 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 Los Altos properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Los Altos 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 Los Altos 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 Los Altos families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Los Altos. 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 Los Altos. 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 Los Altos'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 Los Altos is $1.25M for 2025. However, with a median home price of $4.5M, FHA loans aren't practical for most properties here since you'd need to cover the difference with a substantial down payment. Most Los Altos buyers use jumbo loans or cash purchases instead.
Yes, you'll almost certainly need a jumbo loan in Los Altos since the median home price is $4.5M and the conforming loan limit is only $1.25M. Jumbo loans are the standard financing option here, and lenders experienced with high. net. worth borrowers can structure them to accommodate complex income situations like stock options, bonuses, and business income.
The 2026 loan limits for Santa Clara County are $1.25M for conforming, FHA, and VA loans. These limits are updated annually based on home price trends, though they rarely impact Los Altos buyers since most properties here require jumbo financing well above these thresholds.
Yes, eligible veterans can use VA loans in Los Altos, with a limit of $1.25M with no down payment. For homes above this amount, you'd need a down payment of 25% on the difference, so on a $4.5M home, you'd need about $810,000 down. Many veteran buyers in this market opt for jumbo loans instead for more flexibility.
Our No Money Down program offers $0 down payment for qualified buyers. However, traditional DPA programs like CalHFA aren't practical in Los Altos due to strict income limits that most buyers here exceed. Given the ultra. luxury market and median income of $250,001+, most buyers focus on optimizing their jumbo loan structure rather than seeking assistance programs.
For jumbo loans in Los Altos, you'll typically need 10. 20% down, which means $450,000 to $900,000 on the median $4.5M home. Many high. net. worth buyers put down 20. 30% to secure better rates and terms, while some leverage assets for lower down payments to preserve liquidity for investments. Your specific situation and financial strategy will determine the optimal amount.
You'll generally need a credit score of at least 700 for jumbo loans in Los Altos, with 740+ getting you the best rates on multi. million dollar properties. Lenders focus heavily on your overall financial profile including assets, income stability, and debt. to. income ratio, not just credit score. Many buyers here have excellent credit as part of their strong financial positioning.
Choose a lender experienced with jumbo loans and high. net. worth clients who understand complex income like RSUs, carried interest, and business ownership common in Los Altos. You'll want someone who can close quickly in this competitive market, offer portfolio loan options, and provide strategic advice on structuring your financing to optimize tax benefits and preserve liquidity.
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