Pre qualification
A soft look at income and credit so you know the range before you fall in love with a listing.
Buying a home
Conforming and high balance
The workhorse loan for most Bay Area buyers
The short version
Conforming loans follow Fannie Mae and Freddie Mac rules, and in a high cost county like Santa Clara the limit is raised, which is where high balance pricing comes in. These files move through automated underwriting quickly, which makes them the fastest path to a clean 21 day close when the loan amount fits.
Lowest fixed rates available to most buyers
Mortgage insurance can be removed once you reach 20% equity
Down payments as low as 3% on the first time buyer versions
Loan is portable to a wide set of servicers, so escrow handling is predictable
What you get on this program
The work that sits behind the rate quote.
Automated approval
Most conforming files get an approval from the agency engine in minutes, which shortens the whole timeline.
Mortgage insurance shopping
Below 20% down I quote monthly, single premium and lender paid insurance side by side with the break even for each.
Gift fund handling
Family gifts are common here. I give your relatives the letter and the wire instructions so the paper trail is right the first time.
Property tax modelling
Your payment is set on the new assessed value, not the seller's old bill. I quote the number you will actually pay.
How this one runs
The same sequence every time, adapted to the program.
Full pre approval
Documents in, credit pulled, approval issued, usually inside two business days.
Offer and acceptance
I update the letter for each property and call the listing agent to vouch for the file.
Appraisal and conditions
Ordered within 24 hours of acceptance, conditions cleared as they come rather than in one pile at the end.
Signing
Closing figures reviewed with you two days before signing, so nothing is a surprise at the notary.
What moves your pricing
Four levers underwriting looks at on this program, and what each one is worth.
| Factor | What it means for you |
|---|---|
| Loan limit | The county high balance cap is $1,209,750 in this demo. One dollar above and the file becomes a jumbo. |
| Credit score | Pricing improves in steps at 700, 740 and 780. A 20 point move can be worth real money. |
| Down payment | 3%, 5%, 10%, 15% and 20% are all priced differently. I show the whole ladder. |
| Occupancy | Primary residences price best, then second homes, then rentals. |
Programs people compare this with
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
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
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
Conforming and high balance: the questions I get
Straight answers, including the parts other lenders leave out.
Still stuck on something
Call (408) 555-0124 or book a 20 minute slot. No documents needed for the first conversation.
High balance is a conforming loan in a county where the limit is raised above the national baseline. It follows the same rules with a small pricing adjustment.
You can request removal at 20% equity based on the original value, and it falls off automatically at 22%. In a rising market an appraisal can get you there sooner.
On a condo or a townhome, often yes. On a detached home the payment math usually pushes buyers toward 10% or more, which we model together.
Run your own numbers with me
Twenty minutes on conforming and high balance and whether it is really the right tool for your situation.
Sample figures across this site are illustrations, not quotes. Equal Housing Opportunity.