Mortgage broker serving San Jose, 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 San Jose buyers, we match your unique situation to the right program.
San Jose's market straddles the $1.25M limit, requiring strategic loan structuring.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your San Jose purchase.
SCHEDULE FREE CONSULTATION"We owned our home in San Jose for almost 28 years and refinanced several times. When we started doing business with Mr. Roloff, we found a gentleman and company we had complete confidence in. He advised us when it was the right time, as well as when it was the wrong time."
"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 San Jose home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in San Jose starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for San Jose 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 San Jose 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 San Jose 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 San Jose home equity |
Questions? Call (510) 589-4096 or email info@agoodlender.com
San Jose 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 San Jose.
Self-employed? San Jose bank statement loans use deposits, not tax returns. Common for entrepreneurs.
VA loans cover all San Jose properties with $0 down. No PMI ever. Veterans' best option.
Asset depletion loans for San Jose buyers with $500K+ liquid assets. Qualify on portfolio, not paycheck.
First-time San Jose buyers can use FHA with 3.5% down. Limit is $1.21M.
Bridge financing for San Jose moves. Purchase before your current home sells.
Entity financing for San Jose investors. Purchase in LLC for asset protection.
San Jose loans under $1.25M get conforming refinance rates. Best rates available.
Access San Jose home equity with cash-out refi. Up to 80% LTV for improvements or investments.
HELOC for San Jose homeowners with equity. Flexible access without full refinance.
VA IRRRL refinance for San Jose veterans. Lower your rate without appraisal or income docs.
San Jose home equity loans available. Fixed rate second mortgage for large expenses.
FHA streamline for San Jose homeowners with FHA loans. Lower your rate without appraisal.
Investment properties in San Jose can use DSCR financing. Rental income qualifies the loan.
San Jose rehab projects use fix-and-flip loans. 12-18 month terms for buy-renovate-sell.
Multifamily loans for San Jose apartment buildings. Commercial rates for larger properties.
Hard money financing for San Jose 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 San Jose buyers with qualifying income.
CalHFA programs can help San Jose first-time buyers. Check income limits for eligibility.
San Jose family transfers use gift of equity. Below-market sale with equity as down payment.
Non-occupant co-borrower option in San Jose. Family member income helps qualification.
Check San Jose 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
San Jose is the heart of Silicon Valley, sitting at the southern end of the Bay Area with a population just over 1 million. Median household income here is $136,010, nearly double the national average, but the median home price is $1,298,000. The homeownership rate sits at 55.8%, which tells you something important: even with those high incomes, a lot of people rent because breaking into ownership requires serious financial firepower. You're looking at needing roughly $260K down for 20% on a median-priced home, and even with that tech salary, qualifying for a $1M+ mortgage means your finances need to be rock solid.
The schools here are a big part of why families stretch their budgets to buy in San Jose. Leland High scores an 8, while Bellarmine College Prep and Presentation High both pull 9s. Almaden Elementary also hits a 9, which drives up home prices in those attendance zones. When you're paying $1.3M for a house, you want to know the schools justify that investment, and these ratings do. Strong schools protect your property value and make resale easier when the time comes. The challenge is that homes in top school districts often push $1.5M-$2M+, so you'll need to factor that into your loan approval and down payment planning.
Where you buy in San Jose drastically changes your financing strategy. Sunland Park runs $1.1M-$1.6M, with established single-family homes that work well for conventional or jumbo loans depending on your down payment. Willow Glen is the charming walkable district everyone wants, running $1.4M-$2.2M, which almost always means jumbo territory unless you're putting down 40%+. Almaden Valley is where tech money goes to spread out, $1.6M-$3M, definitely jumbo loan country with buyers often making all-cash or large down payment offers. Rose Garden offers a slightly lower entry point at $1.2M-$1.8M near downtown, popular with dual-income professionals who can swing the payment. Evergreen runs $1.3M-$2.1M and attracts families willing to go jumbo for newer construction and top schools. Real talk: most San Jose neighborhoods require jumbo loans since conforming limits max out at $766,550 in 2024, so you'll need excellent credit and solid income documentation.
San Jose's location is what keeps property values sky-high despite the price tags. You've got US-101, I-280, I-680, I-880, and CA-87 all running through the city, putting you 25 minutes from Palo Alto, 49 minutes to Oakland, and 58 minutes to San Francisco on a decent traffic day. VTA Light Rail and Caltrain connect you to the rest of the Bay Area without driving, which matters when you're considering total cost of ownership beyond just your mortgage payment. The commute flexibility means you can work at Apple in Cupertino, Google in Mountain View, or any of the tech giants scattered across the Valley without relocating every time you switch jobs. That job mobility is exactly why people justify these mortgage payments instead of buying somewhere cheaper and commuting in.
Here's the thing about San Jose: the employment situation is what makes these crazy home prices actually work for buyers. Apple, Google, Adobe, Cisco, eBay, and Netflix all have major operations here or nearby, creating the highest concentration of six-figure jobs in the country. When your household is pulling in $150K-$300K+ in tech salaries, a $1.3M mortgage starts to pencil out, even if it feels insane compared to the rest of America. Lenders know this market well and understand that a software engineer's $180K salary has staying power, which helps with loan approvals. But you're also competing with stock option money, RSU cash-outs, and dual-income households where both people work in tech. The job market here is what created this housing market, and unless tech crashes hard, these prices aren't coming down much.
Common questions from San Jose 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 San Jose 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 San Jose: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many San Jose buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified San Jose 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 San Jose 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 San Jose 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 San Jose properties fall within conforming limits, maximizing your financing options.
For San Jose'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 San Jose. 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 San Jose. 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 San Jose. 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 San Jose 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 San Jose: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many San Jose buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in San Jose. 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 San Jose 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 San Jose 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 San Jose properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified San Jose 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 San Jose 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 San Jose families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in San Jose. 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 San Jose. 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 San Jose'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 San Jose is $1,210,000 for 2026, which covers most homes in the $600K. $900K range and many properties above that. This high limit makes FHA loans very competitive here, especially for first. time buyers who can put down as little as 3.5%. If you're looking at homes near or below the median price of $1.3M, you'll likely qualify for FHA financing without needing a jumbo loan.
You won't need a jumbo loan unless you're buying above $1,250,000, since conforming loan limits in San Jose are quite high. With the median home price at $1.3M, many buyers can use conventional, FHA, or VA loans for properties in the $600K. $900K range and beyond. Only homes at the higher end of the market will require jumbo financing.
For 2026, Santa Clara County loan limits are $1,210,000 for FHA loans, $1,250,000 for VA loans, and $1,250,000 for conforming conventional loans. These limits are significantly higher than the national baseline, reflecting San Jose's elevated housing costs. These generous limits mean most buyers can access competitive loan programs without going jumbo.
Yes, VA loans are very competitive in San Jose with a loan limit of $1,250,000 and no down payment required for eligible veterans and service members. This limit covers the majority of homes on the market, including many above the typical $600K. $900K range. VA loans are an excellent option here since they don't require mortgage insurance and offer competitive rates.
Our No Money Down program offers $0 down payment for qualified buyers, making homeownership more accessible in this competitive market. You can also explore CalHFA programs that provide down payment and closing cost assistance, as well as Santa Clara County housing programs designed for first. time and moderate. income buyers. With the median income at $136,010, many San Jose buyers qualify for multiple assistance options.
Down payment requirements vary by loan type: you can put down as little as 3.5% with FHA, 3% with conventional, or 0% with VA or USDA loans if you qualify. On a $750,000 home in the typical range, that's $26,250 to $0 down depending on your program. Many buyers also use down payment assistance to reduce their upfront costs even further.
Most lenders require a minimum credit score of 620 for conventional loans, while FHA loans can go as low as 580 (or even 500 with 10% down). Given San Jose's competitive market and higher home prices, having a score of 640 or above will give you access to better rates and more loan options. If your score needs work, many local lenders offer credit counseling to help you qualify.
Look for a lender experienced with San Jose's unique market, where high prices and competitive loan limits require expertise in conforming, FHA, and VA products. Compare rates, fees, and closing timelines from multiple lenders, and ask about their familiarity with local down payment assistance programs. A lender who understands Santa Clara County's homebuyer profile and can close quickly will give you an edge in this balanced market.
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