Mortgage broker serving Los Gatos, 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 Gatos buyers, we match your unique situation to the right program.
Financing in Los Gatos's premium market demands lenders experienced with jumbo loans above $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 Gatos 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 Gatos home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Los Gatos starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Los Gatos 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 Gatos 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 Gatos 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 Gatos home equity |
Questions? Call (510) 589-4096 or email info@agoodlender.com
With Los Gatos's $2.3M median, most buyers need jumbo loans above $1.25M. Rates now competitive with conforming.
Business owners in Los Gatos qualify on bank deposits. Write-offs hurt tax returns but deposits tell the real story.
Wealthy Los Gatos buyers use portfolio value instead of employment. Asset depletion works for retirees and investors.
Some Los Gatos condos and smaller homes under $1.25M get conforming rates. Most properties need jumbo.
Los Gatos veterans get zero down with no loan limit. Best benefit for luxury purchases.
Los Gatos buyers use bridge loans to avoid contingent offers. Buy first, sell later.
LLC purchases for Los Gatos investment properties. Buy in entity name for liability protection.
Pull equity from your Los Gatos home. Cash-out refinance for investments, renovations, or debt payoff.
Conforming refi for Los Gatos properties under the limit. Most will need jumbo refinancing.
Los Gatos owners tap equity with HELOC. Draw funds as needed, pay interest only on balance.
Fixed home equity loans in Los Gatos. Lump sum with predictable payments.
Los Gatos veterans use VA IRRRL to lower rates. Streamlined process with minimal documentation.
No seasoning cash-out for Los Gatos properties. Access equity right after closing.
DSCR loans for Los Gatos investors. Qualify based on property cash flow, not personal income.
Fix-and-flip loans for Los Gatos investors. Finance purchase plus renovation costs.
Los Gatos apartment investors use multifamily loans. Commercial financing for 5+ units.
Los Gatos 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 Los Gatos buyers with qualifying income.
CalHFA down payment help available for Los Gatos first-time buyers. Income limits may restrict use.
Gift of equity for Los Gatos family sales. Equity counts as down payment in related transactions.
Los Gatos 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
Los Gatos sits in the Santa Cruz Mountain foothills about 18 minutes from San Jose and an hour from San Francisco. Population is 33,093, median household income $198,117. The homeownership rate here is 64.3%, which tells you something important: even in a wealthy enclave, a third of residents rent because breaking into this market is tough. At $2.26M median home price, you're looking at jumbo loan territory across the board, and most buyers need significant equity from a previous sale or substantial assets to qualify.
If you're buying here, the schools are probably a big part of why you're stretching your budget. Los Gatos High pulls strong ratings, Fisher Middle is well-regarded, and elementary schools like Blossom Hill and Daves Avenue consistently perform above state averages. The Los Gatos Union and Los Gatos-Saratoga Union High districts are major draws for families willing to pay the premium. Here's the thing: when you're financing a $2M+ home, school quality directly affects your resale value and equity growth. Families compete hard for these districts, which keeps demand high even when interest rates climb.
Where you buy in Los Gatos doesn't change the loan type much since everything runs jumbo, but it changes your lifestyle and what you're actually getting for $2M+. Old Town puts you in the historic core with walkable access to shops, restaurants, and that small-town vibe people pay a premium for. Homes here run around $2.3M, mix of renovated Victorians and newer construction on smaller lots. Los Gatos Hills also hits that $2.3M median but gives you hillside living with winding roads, bigger parcels, and mountain views. Both areas attract tech money, equity-rich buyers moving laterally from other Bay Area markets, and families cashing out stock options. You'll need 20% down minimum for the best jumbo rates, and most lenders want to see reserves covering 6-12 months of payments at this price point.
The commute to San Jose takes 18 minutes on a decent day, which is why Los Gatos works for tech employees who don't want to live in the city itself. Palo Alto runs 27 minutes, San Francisco about 59, Oakland 53. You're close enough to major employment centers without dealing with urban density. Real talk: the short San Jose commute is what justifies the price tag for a lot of buyers working at Apple, Google, or other South Bay companies. If you're financing $2M+ and commuting daily, you're banking on job stability in tech or another high-income sector to cover that jumbo mortgage payment long-term.
Netflix has its headquarters right here in Los Gatos, which brings high-earning employees and supports the local economy. The two school districts are major employers, along with the Town of Los Gatos itself. But let's be honest: most people buying here work elsewhere in the Bay Area, especially in tech. The median household income of $198K reflects dual-income professional couples, equity compensation, and established careers. When you're qualifying for a jumbo loan at this price point, lenders look hard at income stability and debt-to-income ratios. You'll typically need $400K+ in household income to comfortably afford the median home here, and that assumes minimal other debt.
Common questions from Los Gatos 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 Gatos 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 Gatos: 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 Gatos buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Los Gatos 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 Gatos 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 Gatos 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 Gatos properties fall within conforming limits, maximizing your financing options.
For Los Gatos'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 Gatos. 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 Gatos. 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 Gatos. 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 Gatos 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 Gatos: 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 Gatos buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Los Gatos. 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 Gatos 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 Gatos 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 Gatos properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Los Gatos 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 Gatos 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 Gatos families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Los Gatos. 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 Gatos. 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 Gatos'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 Gatos is $1.25M for 2025. However, with the median home price at $2.3M, most properties here exceed FHA limits, making FHA loans impractical for typical Los Gatos purchases. You'll likely need jumbo financing for homes in this luxury market.
Yes, you'll almost certainly need a jumbo loan in Los Gatos. With the median home price at $2.3M and most homes ranging from $2M to $3M, you're well above the $1.25M conforming loan limit. Jumbo loans are the standard financing option for this luxury market.
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 given Los Gatos's median home price of $2.3M, most buyers here will need jumbo financing regardless of any limit increases.
While VA loans are available in Los Gatos with a limit of $1.25M, they won't cover most homes here since the median price is $2.3M. Eligible veterans can use a VA jumbo loan, which requires a down payment on the amount exceeding $1.25M while still offering competitive rates and no PMI.
Our No Money Down program offers $0 down payment for qualified buyers. However, given Los Gatos's luxury market with homes typically priced at $2M to $3M, down payment assistance programs generally aren't applicable or necessary for the affluent professionals and tech executives who typically purchase here.
For jumbo loans in Los Gatos's luxury market, you'll typically need 10% to 20% down, which means $230K to $460K on the median $2.3M home. Many lenders prefer 20% down to avoid higher rates and additional requirements. Strong financials including tech stock compensation can sometimes help you qualify with less.
For jumbo loans in Los Gatos, you'll typically need a credit score of at least 700, with 720+ preferred for the best rates. Given the luxury price point and loan amounts exceeding $2M, many lenders look for scores of 740 or higher along with substantial assets and income documentation.
Choose a lender experienced with jumbo loans and the Los Gatos luxury market who understands complex compensation packages common among tech executives. Look for competitive jumbo rates, expertise handling stock options and RSUs as income, and a track record of closing high. value transactions smoothly. Local knowledge of Santa Clara County's luxury market is essential.
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