Mortgage broker serving Los Altos Hills, 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 Hills buyers, we match your unique situation to the right program.
Los Altos Hills buyers in the luxury segment face unique challenges with high-value properties exceeding $1.25M.
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 Hills 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 Hills home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Los Altos Hills starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Los Altos Hills 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 Hills 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 Hills 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 Hills home equity |
Questions? Call (510) 589-4096 or email info@agoodlender.com
Most Los Altos Hills homes exceed the $1.25M limit. Jumbo financing is required for virtually all purchases here.
Los Altos Hills buyers can qualify using investment portfolios. Asset depletion converts holdings to qualifying income.
Self-employed Los Altos Hills buyers use bank deposits instead of tax returns. 12-24 months statements qualify.
Buy your next Los Altos Hills home before selling. Bridge loans cover the gap between properties.
International buyers purchase Los Altos Hills properties with foreign national loans. No US credit required.
Los Altos Hills tech buyers use RSUs and stock options to qualify. Equity compensation counts as income.
Los Altos Hills investors buy in LLC names. Asset protection with entity financing.
Los Altos Hills homeowners can access equity for investments. Cash-out refi up to 80% LTV on jumbo.
Refinance Los Altos Hills properties under $1.25M at conforming rates. Entry-level homes only.
HELOC access for Los Altos Hills homeowners. Flexible credit line against substantial equity.
Home equity loans for Los Altos Hills owners. Fixed-rate second mortgage against your equity.
VA IRRRL for Los Altos Hills veterans. Refinance existing VA loan with no appraisal needed.
Los Altos Hills investors can cash-out immediately after purchase. No seasoning required.
Los Altos Hills investment properties qualify on rental income alone. DSCR loans skip employment verification.
Los Altos Hills renovation projects get fix-and-flip financing. Short-term funding for major rehabs.
Multifamily financing for Los Altos Hills apartment buildings. 5+ unit commercial loans available.
Hard money for Los Altos Hills 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 Hills buyers with qualifying income.
CalHFA assistance technically available but rarely used in Los Altos Hills's luxury market.
Family property transfers in Los Altos Hills use gift of equity. Seller gifts equity as down payment.
Parents can co-sign for Los Altos Hills 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 Hills sits in the Santa Clara County foothills with a population of 31,133 and a median household income over $250K. The homeownership rate here is 81.5%, which makes sense when you look at what people are protecting. At $6.1M median home price, this is one of the most expensive residential communities in the entire country. If you're shopping here, you're looking at jumbo loans well above conforming limits, significant down payments, and loan officers who specialize in high-net-worth clients. This isn't a market where FHA or conventional financing plays much of a role.
The school situation here drives a lot of buying decisions, especially for families relocating from out of state with tech money. Bullis Charter School is highly regarded and draws families willing to pay the premium for Los Altos Hills addresses. Gardner Bullis Elementary serves the area with strong ratings that help justify those property values when it's time to refinance or sell. Foothill College right in town adds educational infrastructure that appeals to buyers thinking long-term about their kids. When you're financing a $6M+ property, the school quality isn't just about education. It's about protecting your investment and ensuring strong resale demand from the next wave of high-income buyers.
Loyola Corners represents the character of Los Altos Hills pretty well. You're looking at $6.1M and up for estates on larger parcels with winding roads and serious privacy. The rural feel with modern luxury is what you're paying for, and it requires jumbo financing that most lenders cap around $3M to $4M. If you're buying above that, you'll need a portfolio lender or private bank that underwrites based on your full financial picture, not just income ratios. Many buyers here put down 30% to 40% to keep the loan amount manageable and avoid PMI on these large mortgages. The properties tend to be custom or semi-custom builds, which means appraisals can get complicated and your lender needs experience with high-value comparables in low-density areas.
Commute times are reasonable for the Bay Area. San Jose is 28 minutes, Palo Alto just 15, San Francisco about 47 on a decent traffic day. The proximity to major tech corridors is exactly why this area commands these prices. You're not dealing with a two-hour commute like some affordable markets. You're paying a premium to live close to where the money is made. Most buyers here work in tech, finance, or run their own businesses, and the short drive to Sand Hill Road or the Googleplex is part of the value proposition your appraiser will consider when valuing the property.
The local employment base is small since this is primarily residential. Foothill College, Los Altos Hills Town Government, and Hidden Villa provide some local jobs, but let's be real. Most people buying here aren't working in Los Altos Hills. They're executives, founders, senior engineers, and investors who work throughout the broader Bay Area or remotely. The economic stability of this market depends entirely on the continued strength of Silicon Valley's tech economy. When you're applying for a jumbo loan here, underwriters will look closely at your employment stability, stock compensation, and whether your income can weather a tech downturn. The market here moves with tech cycles, which affects both your buying power and future equity.
Common questions from Los Altos Hills 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 Hills 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 Hills: 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 Hills buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Los Altos Hills 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 Hills 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 Hills 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 Hills properties fall within conforming limits, maximizing your financing options.
For Los Altos Hills'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 Hills. 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 Hills. 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 Hills. 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 Hills 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 Hills: 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 Hills buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Los Altos Hills. 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 Hills 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 Hills 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 Hills properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Los Altos Hills 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 Hills 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 Hills families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Los Altos Hills. 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 Hills. 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 Hills'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 Hills is $1.25M for 2025. However, with a median home price of $6.1M, FHA loans aren't practical for most properties here since you'd need to cover the difference with a substantial down payment. Most buyers in this ultra. luxury market use jumbo financing or pay cash.
Yes, you'll almost certainly need a jumbo loan in Los Altos Hills since the median home price is $6.1M, well above the $1.25M conforming loan limit. Jumbo loans are the standard financing option here, designed specifically for high. net. worth buyers purchasing luxury properties. Most lenders in this market specialize in jumbo products with competitive rates for qualified borrowers.
The 2026 loan limits for Santa Clara County are $1.25M for conforming, FHA, and VA loans. These limits apply countywide, including Los Altos Hills. However, since most homes here are priced well above these limits, jumbo financing remains the primary loan product for local buyers.
While VA loans are available in Los Altos Hills with a limit of $1.25M and no down payment required up to that amount, they're rarely sufficient for homes here. With a median price of $6.1M, you'd need to make a 25% down payment on the amount exceeding the VA limit. Most veteran buyers in this market use jumbo loans or alternative financing instead.
Our No Money Down program offers $0 down payment for qualified buyers. However, traditional down payment assistance programs like CalHFA and Santa Clara County programs have income limits that typically disqualify buyers in this ultra. luxury market where the median household income is $250,001. Most Los Altos Hills buyers don't qualify for or need DPA due to their high net worth.
For jumbo loans in Los Altos Hills, you'll typically need 20% to 25% down, which translates to $1.2M to $1.5M on the median $6.1M home. Some lenders offer jumbo programs with as little as 10% down for exceptionally qualified borrowers with strong credit and substantial assets. Many buyers here make larger down payments or purchase with cash to strengthen their offers in this competitive market.
Jumbo lenders in Los Altos Hills typically require a minimum credit score of 680 to 700, though most competitive buyers have scores of 740 or higher to secure the best rates. Given the ultra. luxury price point and large loan amounts, lenders scrutinize your complete financial profile including assets, reserves, and debt. to. income ratio. A higher credit score can save you tens of thousands in interest on a multi. million dollar mortgage.
In Los Altos Hills's ultra. luxury market, choose a lender with extensive jumbo loan experience and the ability to handle complex income situations common among high. net. worth buyers. Look for lenders who can provide fast pre. approvals, competitive rates on loans above $3M, and expertise with portfolio income, stock options, or international assets. The right lender should also have strong relationships with local real estate agents and understand the unique dynamics of this competitive market.
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