Mortgage broker serving Milpitas, 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 Milpitas buyers, we match your unique situation to the right program.
Milpitas buyers face financing complexity with many properties exceeding 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 Milpitas 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 Milpitas home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Milpitas starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Milpitas 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 Milpitas 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 Milpitas homebuyers. Compare options and find your best fit.
| Loan Type | Down Payment | Credit Score | Best For |
|---|---|---|---|
| Jumbo | 10-20% | 680+ | Homes above $1,249,125 |
| Bank Statement | 10-20% | 660+ | Self-employed, business owners, tech consultants |
| VA | $0 | No minimum | Veterans, active military (0% down on any price) |
| Asset Depletion | 10-20% | 680+ | Retirees, investors with $500K+ liquid assets |
| Conventional | 3-20% | 620+ | Good credit, flexible down payment. Up to $1,249,125 |
| 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 Milpitas home equity |
Questions? Call (510) 589-4096 or email info@agoodlender.com
Milpitas prices often exceed $1.25M. Jumbo loans cover properties above the conforming limit with 10-20% down.
Properties under $1.25M get conforming financing. Split between conforming and jumbo in Milpitas.
Self-employed? Milpitas bank statement loans use deposits, not tax returns. Common for entrepreneurs.
VA loans cover all Milpitas properties with $0 down. No PMI ever. Veterans' best option.
Asset depletion loans for Milpitas buyers with $500K+ liquid assets. Qualify on portfolio, not paycheck.
First-time Milpitas buyers can use FHA with 3.5% down. Limit is $1.25M.
Bridge financing for Milpitas moves. Purchase before your current home sells.
Entity financing for Milpitas investors. Purchase in LLC for asset protection.
Milpitas loans under $1.25M get conforming refinance rates. Best rates available.
Access Milpitas home equity with cash-out refi. Up to 80% LTV for improvements or investments.
HELOC for Milpitas homeowners with equity. Flexible access without full refinance.
VA IRRRL refinance for Milpitas veterans. Lower your rate without appraisal or income docs.
Milpitas home equity loans available. Fixed rate second mortgage for large expenses.
FHA streamline for Milpitas homeowners with FHA loans. Lower your rate without appraisal.
Investment properties in Milpitas can use DSCR financing. Rental income qualifies the loan.
Milpitas rehab projects use fix-and-flip loans. 12-18 month terms for buy-renovate-sell.
Multifamily loans for Milpitas apartment buildings. Commercial rates for larger properties.
Hard money financing for Milpitas commercial. Fast approval when banks are too slow.
Buy a home with zero down payment. Our lenders cover your entire down payment through grant programs. No repayment required. Available for Milpitas buyers with qualifying income.
CalHFA programs can help Milpitas first-time buyers. Check income limits for eligibility.
Milpitas family transfers use gift of equity. Below-market sale with equity as down payment.
Non-occupant co-borrower option in Milpitas. Family member income helps qualification.
Check Milpitas city programs for additional DPA. May stack with CalHFA for more help.
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
Milpitas sits in the heart of Silicon Valley where Santa Clara County meets the East Bay hills. Population is 79,092, median household income $166,769. The homeownership rate here is 60.6%, which is solid for the Bay Area where renting dominates most markets. At $1.38M median home price, you're looking at serious money, but here's the thing: that same income level in San Francisco or Palo Alto would barely qualify you for a condo, while in Milpitas you can actually land a single-family home with a yard.
The school district matters when you're dropping seven figures on a house. Milpitas High and Calaveras Hills High serve the area, with Russell Middle and Rancho Milpitas Middle feeding into them. Rose Elementary anchors the elementary level. The schools aren't pulling the 9s and 10s you'll see in Cupertino or Palo Alto, but they're stable and the district keeps improving. For families working in tech who want good schools without paying the Los Gatos premium, Milpitas hits that middle ground. Your resale value stays strong because other tech families will be looking for the same equation when you sell.
The neighborhoods here all cluster around that $1.4M mark, which actually simplifies your loan shopping. Sunnyhills sits in the eastern hills with valley views and residential streets that feel more suburban than the flats. Berryessa runs along the San Jose border and shares that neighborhood's name and vibe. Downtown Milpitas centers around City Hall and civic facilities, putting you closest to shopping and services. At these price points, you're looking at conventional jumbo loans across the board since you'll blow past the conforming limit of $766,550. Most buyers here are putting down 20% or more, which means you need $275K-$300K liquid just for the down payment before closing costs.
The commute situation is why Milpitas works for tech workers who can't stomach San Francisco prices. You're 16 minutes to San Jose, 21 minutes to Palo Alto, 39 minutes to Oakland, 54 minutes to San Francisco. That San Jose proximity is the key since so many tech campuses sit in North San Jose or Santa Clara. You can hit most major South Bay employers in under 30 minutes, which means you're not burning two hours a day in traffic like you would living in Tracy or Gilroy. Local transit exists but real talk, most buyers here are driving. The location lets you access the whole Bay Area job market without the extreme commutes that kill your quality of life.
The employer list reads like a Silicon Valley greatest hits compilation. Cisco Systems, Western Digital, KLA Corporation, and Flex Ltd all have major operations here, and that's on top of the Milpitas Unified School District as a public sector anchor. This isn't a bedroom community where everyone commutes out. Real jobs exist right here, which stabilizes property values even when the broader tech sector hits rough patches. When you're financing a $1.4M home, you want to know the local economy can support those valuations long-term. The mix of semiconductor, networking, storage, and manufacturing companies means you're not overly dependent on one sector or one company's fortunes.
Common questions from Milpitas 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 Milpitas 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 Milpitas: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Milpitas buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Milpitas 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 Milpitas 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 Milpitas 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 Milpitas properties fall within conforming limits, maximizing your financing options.
For Milpitas'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 Milpitas. 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 Milpitas. 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 Milpitas. 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 Milpitas 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 Milpitas: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Milpitas buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Milpitas. 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 Milpitas 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 Milpitas 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 Milpitas properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Milpitas 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 Milpitas 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 Milpitas families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Milpitas. 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 Milpitas. 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 Milpitas'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 Milpitas is $1,250,000 for 2025. This covers many homes in the area, though with a median price of $1.4M, you'll find some properties exceed this limit. FHA loans require just 3.5% down with a credit score of 580 or higher.
It depends on your purchase price. With conforming loan limits at $1,250,000 in Santa Clara County, homes priced above that amount will require a jumbo loan. Since Milpitas's median home price is $1.4M and many properties range from $1.25M to $2M, you'll likely need a jumbo loan unless you're buying at the lower end of the market.
The 2025 conforming loan limit for Santa Clara County is $1,250,000 for single. family homes. FHA and VA loan limits are also set at $1,250,000 in this high. cost area. Final 2026 limits haven't been announced yet, but they're typically released in November 2025.
Yes, eligible veterans and service members can use VA loans in Milpitas with the loan limit set at $1,250,000. VA loans offer 0% down payment and no PMI, making them an excellent option for qualified buyers. For homes above $1.25M, you'd need a VA jumbo loan or make a down payment to cover the difference.
Our No Money Down program offers $0 down payment for qualified buyers. CalHFA programs like MyHome Assistance provide down payment help with deferred. payment junior loans, though income limits may restrict eligibility given Milpitas's higher price points. Santa Clara County also offers programs for first. time buyers, but at the $1.4M median price, most dual. income professionals here won't qualify for traditional DPA.
For a conventional loan on Milpitas's $1.4M median. priced home, you'll typically need 10. 20% down ($140,000 to $280,000). FHA loans require just 3.5% down (about $49,000), while VA loans offer 0% down for eligible veterans. Jumbo loans for higher. priced properties often require 15. 20% down depending on the lender.
Most conventional lenders require a minimum credit score of 620, though 680+ gets you better rates on the high. balance and jumbo loans common in Milpitas. FHA loans accept scores as low as 580 with 3.5% down. Given the premium market and typical loan amounts of $1M+, aiming for 700+ will give you the most financing options and competitive rates.
Look for a lender experienced with high. balance conforming and jumbo loans, since most Milpitas homes fall in the $1.25M to $2M range. Compare rates, closing costs, and loan options from at least three lenders. The best lender will understand Santa Clara County's competitive market and can pre. approve you quickly so you're ready to act when you find the right home.
Fill out the form below and we'll reach out to discuss your Milpitas mortgage options.
We respond within 24 hours
