Beverly Hills Mortgage Broker: Jumbo, Asset-Based and Non-QM Loans

Reviewed by David Ghazaryan, Mortgage Broker, NMLS 1486726 · iQRATE Mortgages · Last updated: October 13, 2026

Quick answer
A Beverly Hills mortgage broker arranges jumbo, high-balance and non-QM loans across many lenders, including private banks and portfolio lenders that never advertise. iQRATE Mortgages (NMLS 1862492) is licensed in California and compares more than 100 lenders on complex files. Los Angeles County's 2026 conforming and FHA limit is $1,249,125, so almost every Beverly Hills purchase needs a jumbo loan. Homes inside the City of Beverly Hills don't pay the City of Los Angeles transfer tax or Measure ULA, but many homes with a "Beverly Hills" mailing address are in Los Angeles city limits and do.

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5.0 stars from 87 reviews on Experience.com (October 2026) · Read David's reviews on Experience.com

Beverly Hills borrowers are rarely W-2 earners with simple files. Most of our clients here are business owners, entertainment and finance professionals paid through loan-out companies, foreign nationals, and families with large portfolios but modest taxable income. The question we answer first is which kind of lender should see the file: a private bank that wants the deposits, a portfolio jumbo lender that will count assets as income, or a non-QM lender that underwrites bank statements.

Part of our California mortgage broker coverage. We're licensed in California under company NMLS 1862492 and work Beverly Hills files from our Las Vegas office, closing with local escrow and title.

Who borrows in Beverly Hills and how jumbo lenders see them

• Asset-rich, income-light: asset-depletion loans divide eligible liquid assets (often after a haircut on stocks and retirement accounts) over a set number of months to create qualifying income, with no employment needed.
• Pledged-asset jumbo loans: some lenders accept a pledge of a brokerage account instead of a large cash down payment, so you don't sell appreciated stock and trigger capital gains.
• Loan-out and S-corp income: entertainment clients paid through a loan-out company are underwritten on the company's returns or on 12–24 months of business bank statements.
• Foreign nationals: foreign national programs typically need 25–40% down, a U.S. bank account and reserves, but no U.S. credit score.

Neighborhoods and ZIPs we lend in: the Beverly Hills Flats and the Golden Triangle (90210, 90212), Trousdale Estates and Beverly Hills Post Office (90210), and South Beverly Hills (90211, 90212). Beverly Hills Post Office and parts of Benedict and Coldwater canyons sit inside the City of Los Angeles despite the 90210 address.

Buying in Beverly Hills: what we check first

1. Which city is the parcel really in? The tax difference is enormous. Inside the City of Beverly Hills, the only transfer tax is Los Angeles County's $1.10 per $1,000. Inside the City of Los Angeles, the city adds $4.50 per $1,000, and Measure ULA adds 4% on sales above $5.4 million and 5.5% at $10.9 million or more (thresholds effective July 1, 2026). Title can confirm the jurisdiction before you price an offer.
2. Reserves. Jumbo lenders often want 12 or more months of payments in reserve on large loans, and some count only part of retirement or brokerage balances.
3. Vesting. Many buyers take title in a trust or LLC for privacy. Trust vesting works with most jumbo lenders; LLC vesting usually means a non-QM or DSCR loan.
4. Insurance. Hillside homes north of Sunset can be hard to insure, and some buyers need the California FAIR Plan plus a wraparound policy. We confirm coverage before you remove contingencies.
5. Appraisal. Trophy homes have few comparable sales, so jumbo lenders sometimes order two appraisals above a set loan size. We build that time into the escrow.

Beverly Hills neighborhoods and what lenders look at

• The Flats and the Golden Triangle: the flat streets between Santa Monica and Sunset boulevards hold many of the city's most traded homes. Lot size and teardown value often matter more to the appraiser than the existing house.
• Trousdale Estates and the hillside streets: views, grading, retaining walls and hillside building limits can complicate appraisals and insurance.
• Condos on Wilshire and South Beverly: larger buildings may need a condo questionnaire review, and some are non-warrantable because of litigation or commercial space.

Beverly Hills closing-cost and property-tax notes

• Transfer tax: inside Beverly Hills city limits it is only Los Angeles County's $1.10 per $1,000, about $11,000 on a $10 million sale. Who pays is negotiated in the contract.
• Property tax: Prop 13 resets your assessment to the purchase price, and the total rate is usually about 1.1–1.3% once voter-approved levies are added. A supplemental bill follows the sale.
• Jumbo pricing: jumbo rates are set lender by lender, and on large loans a small rate difference outweighs most fees, so we compare several private-bank and portfolio offers side by side.

California basics that apply here: Proposition 13 reassesses a home to its purchase price when it sells; the tax is 1% plus local voter-approved levies, usually about 1.1–1.3% of the price in total, and assessed value then rises at most 2% a year. Expect a supplemental tax bill after you buy. Every county charges a documentary transfer tax of $1.10 per $1,000, and some cities add their own. Down payment help statewide includes CalHFA MyHome (up to 3.5% for FHA or 3% for conventional, deferred) and California Dream For All (a shared-appreciation loan of up to 20%, capped at $150,000, when funded).

Closing costs are not your cash to close

Closing costs are what it costs you to get the loan: origination, discount points, appraisal, and escrow and title. Cash to close also includes your prepaids (first-year homeowners insurance, daily interest to month-end, and an escrow deposit for your own future property taxes and insurance) plus your down payment. Prepaids aren't a cost of the loan; they're your own bills paid ahead. In Beverly Hills, the first year of homeowners insurance (often a FAIR Plan policy plus a wraparound in hillside areas) and property-tax escrow at your new Prop 13 value are the big prepaids, and on a jumbo loan both can be large. Your actual closing costs depend on county, price and loan type, so we don't quote a one-size range: every line is itemized on your Loan Estimate, and our Bare Bones guarantee means we add no fees of our own. Compare states on our closing costs by state page.

2026 loan limits in Beverly Hills

Los Angeles County: conforming $1,249,125 and FHA $1,249,125 for a one-unit home (FHFA and HUD). Loans between $832,750 and $1,249,125 are high-balance conforming; anything above $1,249,125 is a jumbo loan.

Down payment help and Beverly Hills buyers

Down payment assistance is income-limited and rarely fits Beverly Hills prices. Buyers here more often use gifts of equity, family gifts documented with a transfer trail, or a pledged-asset loan instead of cash.

Investing in Beverly Hills: rentals and DSCR

• Short-term rentals: the City of Beverly Hills bans rentals of 30 days or fewer in residential zones, so plan on monthly or longer leases.
• DSCR loans: a DSCR loan qualifies on market rent and can close in an LLC; on luxury rentals, rent rarely covers a full jumbo payment, so lenders may require a lower loan amount.
• Self-employed buyers: bank statement loans use 12–24 months of deposits instead of tax returns.

Loans we place in Beverly Hills

Conventional (as little as 3% down for eligible first-time buyers), FHA (3.5% down, 580+ score), VA (no down payment for eligible veterans with full entitlement), jumbo above the conforming limit, DSCR loans that qualify on rent, bank statement loans for self-employed borrowers, asset-based and 1099 loans, and rate-and-term or cash-out refinances. As a broker we compare wholesale lenders, more than 100 on complex files, instead of one bank's menu.

Written guarantees that apply in Beverly Hills

Terms for each are on its own page; see all iQRATE guarantees.

• Rate Match: lock with us, and within 3 calendar days show a competitor's locked Loan Estimate for identical terms. We match it or pay you $1,000 after you close with them.
• Bare Bones Closing Costs: no processing, admin, doc-prep, lock or broker fees of our own; third-party fees at cost.
• 17-Day Closing Commitment: our goal for eligible conventional, FHA and VA purchases is 17 calendar days from initial disclosures. Most of our loans close in under 30 days.
• $5,000 Seller Guarantee and All Costs Covered: if a purchase backed by our verified approval fails solely because of our error, we pay the seller $5,000, and we reimburse you up to $1,000 of costs plus forfeited earnest money up to $5,000.
• 12-Month Rate Drop and Lifetime Rate Monitoring: if rates fall at least 0.50% within a year, typical lender fees on the refinance are covered through premium pricing (subject to lender availability), and we watch rates for you for life.

Beverly Hills mortgage FAQs

Does Measure ULA apply in Beverly Hills?

Not inside the City of Beverly Hills. Measure ULA is a City of Los Angeles tax. Homes with a Beverly Hills mailing address that sit inside Los Angeles city limits, such as Beverly Hills Post Office, do pay it.

What is the jumbo loan limit in Beverly Hills?

Loans above $1,249,125, the 2026 Los Angeles County high-balance limit, are jumbo loans.

Can I qualify for a Beverly Hills jumbo loan on assets instead of income?

Often, yes. Asset-depletion loans turn eligible liquid assets into qualifying income, and pledged-asset loans can replace part of the down payment.

Can I buy a Beverly Hills home in a trust or LLC?

Trust vesting works with most jumbo lenders. LLC vesting usually requires a non-QM or DSCR loan.

Can I Airbnb a home in Beverly Hills?

No. The city bans rentals of 30 days or fewer in residential zones.

How much is the transfer tax in Beverly Hills?

Only Los Angeles County's $1.10 per $1,000 inside city limits.

How much are closing costs in Beverly Hills?

Closing costs depend on the price, loan type and county, so yours are itemized on your Loan Estimate rather than quoted as a range. Closing costs are what it costs to get the loan (origination, points, appraisal, escrow and title). Cash to close also includes prepaids and your down payment; in Beverly Hills, the first year of homeowners insurance (often a FAIR Plan policy plus a wraparound in hillside areas) and property-tax escrow at your new Prop 13 value are the big prepaids, and on a jumbo loan both can be large.

How fast can you close a home loan in Beverly Hills?

Most of our loans close in under 30 days. For eligible full-documentation conventional, FHA and VA purchases, our goal is 17 calendar days from signing initial disclosures.

Sources

• FHFA, Conforming Loan Limit Values for 2026
• HUD Mortgagee Letter 2025-23, 2026 FHA loan limits
• California Board of Equalization, Proposition 13 and change in ownership
• California Revenue and Taxation Code §11911 (documentary transfer tax)
• CalHFA MyHome Assistance Program
• California Dream For All
• Fidelity National Title, Who Pays What: California transfer taxes (rev. Jan 2026)
• Zillow September 2026 Market Report (home values by metro)
• realtor.com, California local market data
• City of Los Angeles Office of Finance, Measure ULA FAQ
• FHFA 2026 conforming loan limits, all counties
• HUD FHA mortgage limits (2026 forward limits file)
• City of Beverly Hills, short-term rentals

Talk to a broker about Beverly Hills

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iQRATE Mortgages · NMLS 1862492 · 6360 S Rainbow Blvd Ste 101, Las Vegas, NV 89118 · Licensed in Nevada, California, Texas and Florida. David Ghazaryan, Mortgage Broker, NMLS 1486726. Verify us on NMLS Consumer Access. Equal Housing Opportunity. Programs, rates and terms change and are subject to credit, property and underwriting approval; local facts on this page come from the public sources below and are not legal or tax advice.

More: California mortgage broker · DSCR loans · Bank statement loans · Our guarantees · Closing costs by state

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