Nine programs, and the honest case for each
Loan programs are tools. The useful question is which one fits your income, your property and how long you plan to keep the loan. Here is every tool I use, with sample pricing and the tradeoffs spelled out.
Buying a home
Purchase programs, from a first condo to a three million dollar close.
Jumbo home loans
For Santa Clara County prices above the conforming cap
- Loans to $3,000,000
- 10% down available to $1.5M
- Fixed and 7/6 ARM
6.250%sample rate, 6.341% APR
Conforming and high balance
The workhorse loan for most Bay Area buyers
- 3% down for first time buyers
- Fastest underwriting
- PMI drops off automatically
6.125%sample rate, 6.284% APR
First home purchase
Low down payment paths, gift funds and a plan you can follow
- 3% to 5% down options
- Gift funds welcome
- Free planning calls before you are ready
6.125%sample rate, 6.410% APR
FHA and VA loans
Government backed options with flexible credit and low down payments
- 3.5% down FHA
- $0 down VA
- Credit scores from 620
5.875%sample rate, 6.762% APR
Income that is not a salary
When a W-2 does not describe how you are actually paid.
RSU and equity income
Vesting schedules counted the way underwriting wants to see them
- RSU, ESPP and bonus income
- Public and pre IPO employers
- Portfolio backed down payments
6.250%sample rate, 6.341% APR
Self employed and bank statement
Twelve or twenty four months of deposits instead of tax returns
- 12 or 24 month statements
- Personal or business accounts
- No tax returns required
7.125%sample rate, 7.402% APR
Asset depletion loans
Qualify on portfolio balances rather than paystubs
- Portfolio based qualifying
- Retirement and brokerage accounts
- No employment required
6.750%sample rate, 6.901% APR
Already own a home
Refinance options for owners who already hold Bay Area equity.
Rate and term refinance
Lower the payment, shorten the term, or drop mortgage insurance
- No cash out
- 15, 20 and 30 year terms
- Mortgage insurance removal reviews
6.000%sample rate, 6.147% APR
Cash out refinance
Use built up equity for a remodel, tuition or the next property
- Up to 80% loan to value
- Remodel and ADU funding
- Second position alternatives
6.500%sample rate, 6.678% APR
Sample refinance pricing
The same illustration exercise for owners. Real pricing is quoted the day you ask for it.
| Program | Sample rate | Sample APR | Points | Fits best |
|---|---|---|---|---|
| 30 year rate and term30 year fixed | 6.000% | 6.147% | 0.5 | Lowering the payment on a loan from a higher rate year |
| 15 year rate and term15 year fixed | 5.375% | 5.601% | 0.5 | Owners inside ten years of paying the loan off |
| 30 year cash out30 year fixed | 6.500% | 6.678% | 0.5 | Remodels, tuition or buying out a co owner |
| Bank statement refinance30 year fixed | 7.125% | 7.402% | 1.0 | Founders and contractors without two years of W-2s |
30 year rate and term30 year fixed
- Sample rate
- 6.000%
- Sample APR
- 6.147%
- Points
- 0.5
Lowering the payment on a loan from a higher rate year
15 year rate and term15 year fixed
- Sample rate
- 5.375%
- Sample APR
- 5.601%
- Points
- 0.5
Owners inside ten years of paying the loan off
30 year cash out30 year fixed
- Sample rate
- 6.500%
- Sample APR
- 6.678%
- Points
- 0.5
Remodels, tuition or buying out a co owner
Bank statement refinance30 year fixed
- Sample rate
- 7.125%
- Sample APR
- 7.402%
- Points
- 1.0
Founders and contractors without two years of W-2s
Sample figures for illustration only. Not an offer to lend or a rate lock. Actual pricing depends on credit, loan amount, property, occupancy, term and the market on the day you lock. Sheet dated September 2026 (sample).
Not sure which one fits?
Send me your scenario and you will get a written comparison of the two or three programs that actually apply, with the break even for each.
Sample figures across this site are illustrations, not quotes. Equal Housing Opportunity.