Mortgage broker serving Portola Valley, 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 Portola Valley buyers, we match your unique situation to the right program.
Portola Valley 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 Portola Valley 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 Portola Valley home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Portola Valley starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Portola Valley 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 Portola Valley 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 Portola Valley 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 Portola Valley home equity |
Questions? Call (510) 589-4096 or email info@agoodlender.com
Most Portola Valley homes exceed the $1.25M limit. Jumbo financing is required for virtually all purchases here.
Portola Valley buyers can qualify using investment portfolios. Asset depletion converts holdings to qualifying income.
Self-employed Portola Valley buyers use bank deposits instead of tax returns. 12-24 months statements qualify.
Buy your next Portola Valley home before selling. Bridge loans cover the gap between properties.
International buyers purchase Portola Valley properties with foreign national loans. No US credit required.
Portola Valley tech buyers use RSUs and stock options to qualify. Equity compensation counts as income.
Portola Valley investors buy in LLC names. Asset protection with entity financing.
Portola Valley homeowners can access equity for investments. Cash-out refi up to 80% LTV on jumbo.
Refinance Portola Valley properties under $1.25M at conforming rates. Entry-level homes only.
HELOC access for Portola Valley homeowners. Flexible credit line against substantial equity.
Home equity loans for Portola Valley owners. Fixed-rate second mortgage against your equity.
VA IRRRL for Portola Valley veterans. Refinance existing VA loan with no appraisal needed.
Portola Valley investors can cash-out immediately after purchase. No seasoning required.
Portola Valley investment properties qualify on rental income alone. DSCR loans skip employment verification.
Portola Valley renovation projects get fix-and-flip financing. Short-term funding for major rehabs.
Multifamily financing for Portola Valley apartment buildings. 5+ unit commercial loans available.
Hard money for Portola Valley 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 Portola Valley buyers with qualifying income.
CalHFA assistance technically available but rarely used in Portola Valley's luxury market.
Family property transfers in Portola Valley use gift of equity. Seller gifts equity as down payment.
Parents can co-sign for Portola Valley 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
Portola Valley sits in the wooded hills of San Mateo County, population 2,427, with a median home price of $3.525M. Here's the thing: that $52,500 median household income figure is misleading because it includes trust fund income and retirees who've already made their money. The real story is that buyers here are typically tech executives, venture capitalists, or established professionals who've cashed out equity from multiple exits. At this price point, you're looking at jumbo loans starting around $2M down, and most lenders want to see significant liquid assets beyond the down payment.
Corte Madera and Ormondale are the two elementary schools serving Portola Valley, and they consistently rank among the top in California with scores of 9-10. Woodside High School serves the area and pulls strong ratings too. When you're spending $3.5M on a home, school quality isn't just about your kids' education - it's about protecting your investment. Families move here specifically for these schools, which keeps demand steady even when the broader market softens. The small town size means class sizes stay manageable and parents tend to be heavily involved, which matters when you're making a seven-figure commitment to stay in one place for years.
Ladera runs around $3.5M and gives you that wooded, private feel with access to open space preserves right from your backyard. Most properties here are on lots ranging from half an acre to several acres, and you'll need a jumbo loan with at least 20% down - that's $700K minimum in cash. Portola Valley Ranch skews toward larger properties with equestrian facilities, also around $3.5M, attracting buyers who want horses and more land. The rural character means septic systems and well water on some properties, which affects both your inspection process and what lenders will approve. Both neighborhoods require proof of substantial reserves because lenders get nervous about jumbo loans on rural properties without multiple exit strategies.
You're 21 minutes to Palo Alto, 31 to San Jose, 44 to San Francisco on a good day. The lack of major highways running through town is actually part of the appeal and why prices stay this high. Sand Hill Road gets you to venture capital row in Menlo Park in about 10 minutes, and Highway 280 is your main artery north or south. Most buyers here work in tech or finance in the Peninsula or South Bay, and that commute time matters less when you're earning the kind of income that supports a $3.5M mortgage. The isolation from major roads keeps the town quiet and limits development, which protects property values long-term.
The Town of Portola Valley and Portola Valley School District are the main local employers, but let's be real - most people buying here don't work in town. They're commuting to tech companies in Palo Alto, Mountain View, or San Francisco, or they work remotely for major firms. Local ranches and farms provide some employment but that's not who's buying homes at this price point. The economy here is tied directly to Silicon Valley wealth, which means when tech does well, Portola Valley does well. If you're financing a purchase here, lenders will want to see stable high income from established companies or significant investment income that can weather market volatility.
Common questions from Portola Valley 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 Portola Valley 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 Portola Valley: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Portola Valley buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Portola Valley 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 Portola Valley 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 Portola Valley families purchase with minimal upfront cash.
2026 San Mateo County limits: FHA $1,249,125, Conventional $1,249,125. Any loan above $1,249,125 is a jumbo loan. Most Portola Valley properties fall within conforming limits, maximizing your financing options.
For Portola Valley'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 Portola Valley. 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 Portola Valley. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in San Mateo County, and structure your purchase to minimize upfront costs.
You still have options in Portola Valley. 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 San Mateo County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Portola Valley 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 Portola Valley: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Portola Valley buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Portola Valley. 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 San Mateo County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Portola Valley 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 Portola Valley 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 San Mateo County limits: FHA $1,249,125, Conventional $1,249,125. Any loan above $1,249,125 is a jumbo loan. Most Portola Valley properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Portola Valley 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 Portola Valley 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 Portola Valley families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Portola Valley. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in San Mateo County, and structure your purchase to minimize upfront costs.
You still have options in Portola Valley. 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 Portola Valley'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 Portola Valley is $1.25M for 2025. However, with median home prices around $3.5M, FHA loans aren't practical for most purchases in this ultra. luxury market. You'll likely need a jumbo loan to finance a home here.
Yes, you'll almost certainly need a jumbo loan in Portola Valley since the median home price is $3.5M, well above the $1.25M conforming loan limit. Most buyers here use jumbo financing or make substantial cash purchases. Expect to work with lenders experienced in high. balance loans and complex income documentation.
For 2025, San Mateo 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 Portola Valley's $3.5M median price, you'll need jumbo financing regardless of any limit increases.
Yes, VA loans are available in Portola Valley with a limit of $1.25M with no down payment. However, since most homes here cost $3.5M or more, you'd need a substantial down payment to cover the difference above the VA limit. Many eligible veterans in this market opt for jumbo loans instead.
Our No Money Down program offers $0 down payment for qualified buyers. However, most down payment assistance programs like CalHFA have income limits that disqualify buyers in Portola Valley's ultra. luxury market. Given the $3.5M median price and jumbo loan requirements, most buyers here rely on substantial personal assets rather than assistance programs.
For jumbo loans in Portola Valley's $3.5M+ market, you'll typically need 20% to 30% down, which means $700K to $1M+ for a median. priced home. Larger down payments often secure better rates and terms on high. balance loans. Many buyers here make even larger down payments or purchase with significant cash.
Jumbo loans in Portola Valley typically require a minimum credit score of 680 to 700, though 740+ will get you the best rates on multi. million dollar financing. Lenders scrutinize credit more carefully on high. balance loans. Given the market's price point, most successful buyers have excellent credit profiles.
In Portola Valley's ultra. luxury market, choose a lender with extensive jumbo loan experience and expertise handling complex income situations like stock options, business ownership, and investment income. Look for someone who can close quickly on competitive offers and has relationships with private banks. Your lender should understand the unique documentation requirements for high. net. worth borrowers.
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