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Reviewed by David Ghazaryan, Mortgage Broker, NMLS 1486726 · iQRATE Mortgages, company NMLS 1862492 · Last updated: November 12, 2026
Quick answer: A jumbo loan for a Pasadena home is any one-unit mortgage above $1,249,125. That is the 2026 Los Angeles County limit for both conforming high-balance and FHA loans, per FHFA and HUD. Borrow less than that and you may fit a high-balance loan. Borrow more and you need a jumbo. iQRATE Mortgages is a licensed California mortgage broker. We compare more than 100 lenders on complex files. We are licensed in 4 states: Nevada, California, Texas and Florida. We are a broker, not a lender.
Apply now or call (702) 766-3744. This page is general information and is not a commitment to lend.
Pasadena buyers include Caltech and JPL scientists, Huntington Hospital and Kaiser staff, entertainment professionals, and families who like craftsman bungalows. Prices often sit above or near the high-balance limit. That is why jumbo questions come up so often. For the wider city overview, see our Pasadena mortgage broker page. It covers historic homes, condos, ADUs and rebuilds. For the general program, see our jumbo loans page. This page stays on one question: how the jumbo loan works for Pasadena-area homes.
FHFA sets the loan limits each year. Los Angeles County is a high-cost area. So it has a high-balance tier. That tier tops out at $1,249,125 for a one-unit home. You can check the county on the FHFA conforming loan limit page. The full list is in the FHFA 2026 county limit spreadsheet. The FHFA 2026 announcement explains the yearly update.
For comparison, Clark County, NV, where our main office is, has a one-unit limit of $832,750 per FHFA. It has no high-balance tier. The Los Angeles limit is exactly 150% of that. The gap is $416,375. A loan amount that is jumbo in Clark County can still be a high-balance loan for a Pasadena-area property. Your loan amount is what counts, not the price. We run both paths side by side when the amount sits near the line.
The jumbo line is about the loan, not the sale price. The table uses round loan amounts as an illustration only. They are not offers, quotes or typical Pasadena prices. The only sourced number is the $1,249,125 limit. The rest is simple subtraction.
| Illustrative loan amount | Against the limit | Loan category |
|---|---|---|
| $1,000,000 | $249,125 below | Within the high-balance tier |
| $1,249,125 | At the limit | Top of the high-balance tier |
| $1,250,000 | $875 above | Jumbo |
| $1,500,000 | $250,875 above | Jumbo |
| $2,000,000 | $750,875 above | Jumbo |
Two points follow. First, a loan just over the line is jumbo, even if it is over by a small amount. So it can be worth asking whether a slightly smaller loan changes the category. Second, the limit only sorts the loan. It is not a promise that a loan under it is easier or cheaper. Each lender still reviews credit, income, assets and the property.
Property type matters too. This page uses the one-unit limit. Limits for two to four units run higher, and Los Angeles County has its own figures on the FHFA list. Tell us the unit count early.
For scale, here is public HMDA data from our own Las Vegas metro analysis. Pasadena is a different market, so use it as a yardstick only. You can run your own search in the FFIEC HMDA data browser.
| Las Vegas metro (other market) | 2023 | 2024 | 2025 |
|---|---|---|---|
| First-lien purchase loans | 27,975 | 29,674 | 26,898 |
| Jumbo purchase loans | 964 | 1,010 | 1,088 |
| Jumbo share | 3.45% | 3.40% | 4.04% |
| Median jumbo loan | $1,005,000 | $1,075,000 | $1,135,000 |
Read the table across. From 2023 to 2025, jumbo purchase loans in that metro rose by 124, from 964 to 1,088. The jumbo share rose by 0.59 percentage points, from 3.45% to 4.04%. The median jumbo loan rose by $130,000, from $1,005,000 to $1,135,000. Over the same span, total first-lien purchase loans fell by 1,077, from 27,975 to 26,898. So jumbo loans grew while the overall pool shrank. In 2025, about 13% of purchase loans above the conforming limit in that metro were VA loans. That is one reason we always price a VA option next to a conventional jumbo.
Two more reads of the same HMDA data. First, the loans that were not jumbo: 27,011 in 2023 (27,975 minus 964), 28,664 in 2024 (29,674 minus 1,010) and 25,810 in 2025 (26,898 minus 1,088). Second, the 2025 median jumbo loan of $1,135,000 sat $302,250 above the Clark County one-unit limit of $832,750. Sourced total jumbo volume in that metro was $1.23 billion in 2023 and $1.35 billion in 2024, a rise of $0.12 billion in one year. Those are Las Vegas figures, not Pasadena figures.
In Clark County, the 2026 FHFA limits for two, three and four units are $1,066,250, $1,288,800 and $1,601,750. Those are Nevada figures. They show how fast limits climb with unit count, as this table shows.
| Clark County, NV (other market) | 2026 FHFA limit | Above the one-unit limit |
|---|---|---|
| One unit | $832,750 | Baseline |
| Two units | $1,066,250 | $233,500 |
| Three units | $1,288,800 | $456,050 |
| Four units | $1,601,750 | $769,000 |
Compare that with the Los Angeles one-unit limit of $1,249,125. It is $182,875 above the Clark County two-unit limit ($1,249,125 minus $1,066,250). It is $39,675 below the Clark County three-unit limit ($1,288,800 minus $1,249,125). Los Angeles County has its own multi-unit limits on the FHFA list.
| Figure | Value | Source |
|---|---|---|
| Los Angeles County one-unit limit, 2026 | $1,249,125 | FHFA and HUD |
| Clark County, NV one-unit limit, 2026 | $832,750 | FHFA |
| Clark County, NV two-, three- and four-unit limits, 2026 | $1,066,250 / $1,288,800 / $1,601,750 | FHFA |
| Las Vegas metro jumbo purchase loans, 2025 | 1,088 (4.04% of 26,898) | HMDA public data |
| Las Vegas metro median jumbo loan, 2025 | $1,135,000 | HMDA public data |
| California base property tax rate | 1% | Proposition 13 |
| Annual cap on assessed value growth | 2% | Proposition 13 |
| Lenders compared on complex files | More than 100 | iQRATE Pasadena mortgage broker page |
| States where iQRATE is licensed | 4 | iQRATE disclosures |
| Company-wide reviews (87 + 77 + 51 + 9) | 224 | Experience.com, Google, Yelp and Zillow, shown in the reviews block below |
A jumbo loan sits outside the standard conforming box. Each lender sets its own rules. We do not quote one set of minimums. Credit score, down payment, reserves and ratio limits all vary by lender and program. They also change over time. Here is what lenders look at and how we get ready.
Lenders review your full credit file. Many look for stronger credit on larger loans than on smaller ones. The exact cutoff varies by lender. Before the file reaches an underwriter, we gather the story behind any late payment or recent new account.
The required amount depends on the lender, the program, the property and the loan size. Because it varies, we do not state a number here. Ask us for the current requirement on your exact scenario.
Debt-to-income compares monthly debts to monthly income. The CFPB explains it in What is a debt-to-income ratio? Property tax and insurance count in your monthly bills. So a higher price means a bigger line item there. Lenders set their own maximum ratio.
Many lenders want to see assets left over after closing. Larger loans often draw closer attention to reserves. The amount differs by lender. We list your accounts early. Then we know what can be documented and which assets a lender will count.
A higher loan amount often means a closer look at the value. Some lenders add extra valuation steps. Older or unusual homes can take more care. Federal rules also cover your access to appraisals. See Regulation B, section 1002.14.
Expect pay stubs, tax returns, bank statements or asset records, depending on the program. Add the purchase contract and the property papers. Single-family homes, condos and small multi-unit buildings are each reviewed in their own way. Insurance quotes are part of the file too.
Your Loan Estimate lists every cost line. The CFPB rules on that form are in Regulation Z, section 1026.19. These are general descriptions, not a commitment to lend. Terms depend on the lender.
Pasadena-area incomes are not all W-2 paychecks. Scientists and engineers may have uneven pay, grants, contracts or restricted stock from private companies. Entertainment pay can swing from year to year. Lenders count each income type in a different way. Asset-based loans can help buyers with large savings but modest W-2 income. Here is how we match the file to the program.
| Your situation | Where we look | Learn more |
|---|---|---|
| Steady salary and a high loan amount | Standard jumbo from our lender network | Covered on this page |
| Self-employed, 1099 or business owner | Bank statement loans that read deposits | Bank statement loans |
| Large savings, modest paycheck | Asset-based options | Ask our team |
| Stock pay such as RSUs | Lenders that average vested income | Video below |
| Large stock portfolio you do not want to sell | Pledged-asset options | Explained below |
| Home held in a revocable trust | Lenders that review the trust papers | Explained below |
| Rental property purchase | DSCR loans that qualify on rent | See related pages below |
A steady salary is the simplest file. Lenders review your recent pay and your tax returns. Then they compare monthly debts to income. Bonus, commission and contract income are counted differently from base pay. So we ask for the paperwork behind each one. The aim is to hand the underwriter a clean file that answers questions before they are asked.
Some buyers have large savings or investments, but a paycheck that does not show the full picture. Others are self-employed and show lower income on a tax return than they earn. Asset-based and bank statement programs read the account records. They may use them instead of, or next to, the usual income papers. These are non-QM style loans, so terms vary a lot by lender. We match the file to the lender whose rules fit. Then we compare the options.
Lenders usually average two years of RSU income. They may discount future vesting. We structure the file to the lender's own rule. A drop in the stock can still affect approval. The video below walks through that rule.
Some buyers hold a large stock portfolio. Selling it can mean giving up market growth and taking a sale. A pledged-asset approach keeps the portfolio invested. The shares serve as collateral instead. There is a catch. If the market falls, the lender can ask for more collateral. iQRATE has a video on this idea titled Don't Get a Jumbo Loan Until You See This. Whether it fits depends on the lender and your full file.
Yes, in many cases. Some owners hold a home in a revocable trust. The lender checks the trust's powers. It also qualifies the borrower. iQRATE's video Don't Let A Trust Kill Your Jumbo Loan covers buying or refinancing a jumbo home held in a revocable trust. In that video, the rates and terms do not change because of the trust. Send the trust documents early so the lender can read them.
The city-level detail on historic districts, Mills Act contracts, ADUs, event rentals and rebuilds sits on our Pasadena mortgage broker page, linked above. Below are the points that matter most when the loan is large.
The January 2025 Eaton Fire destroyed thousands of homes in Altadena and parts of Pasadena. On a larger loan, insurance is a bigger monthly cost. It can be the hardest piece of the file. We ask for insurance quotes early. Buyers of rebuilt homes or vacant lots need permit and final inspection records. Only some lenders offer lot and construction loans.
They can. Bungalow Heaven, Madison Heights and the Arroyo have many craftsman and period homes. Older systems can affect the appraisal and the insurance. At a higher loan amount, the lender will want the value and the condition well documented. Gather inspection records early.
Buildings near Old Pasadena, the Playhouse District and the Metro A Line vary a lot. Lenders check owner-occupancy, reserves, litigation and commercial space. A building that fails standard review is non-warrantable. It often needs a portfolio or non-QM loan with different terms. Ask for the condo papers early.
We work jumbo files across 8 areas and 10 ZIP codes. All fall under the same $1,249,125 Los Angeles County limit. San Marino and South Pasadena are separate cities with their own rules, but the county limit is the same.
Under Proposition 13, a home is reassessed at its purchase price when it sells. The base tax is 1%. Local voter-approved levies come on top. Assessed value then rises by at most 2% a year. A bigger price means a bigger tax bill, and lenders count it in your monthly bills. The table shows only the 1% base on three illustrative prices. It is not a tax estimate, because local levies are extra.
| Illustrative price | 1% base levy per year | Most the assessed value can rise in year one (2%) |
|---|---|---|
| $1,250,000 | $12,500 | $25,000 |
| $1,500,000 | $15,000 | $30,000 |
| $2,000,000 | $20,000 | $40,000 |
Expect a supplemental tax bill after you buy. Every cost on the loan itself is itemized on your Loan Estimate.
Often, yes. A veteran with full VA entitlement has no VA loan limit. Individual lenders may still set their own maximum loan amounts. Compare a VA option with a conventional jumbo. The VA explains this on its loan limits page.
Prefer to talk it through? Call (702) 766-3744 or use our contact page.
Sometimes. Many Pasadena rental buyers are better served by a DSCR loan. It qualifies on rent instead of personal income. Others need a portfolio loan. David Ghazaryan invests in real estate himself. He says it plainly:
"One thing being a real estate investor has taught me is that getting a loan approved and making a good investment are two different things. ... They focus on the interest rate. I look at the entire transaction: cash invested, monthly carrying costs, reserves, prepayment penalties, and the exit strategy. A loan that saves you money today can become expensive if you need to refinance or sell before a prepayment penalty expires."
— David Ghazaryan, Mortgage Broker, NMLS 1486726
Related pages:
Apply now, call (702) 766-3744, or reach our team through the contact page above. We work Pasadena files from our Las Vegas office and close with local escrow and title.
$1,249,125 for a one-unit home in 2026. That is the Los Angeles County limit for conforming high-balance and FHA loans. Above that amount, you need a jumbo loan.
Yes, with documentation. Bank statement and asset-based options read your income in other ways. We match your income type to the right lender.
It varies by lender and program. Many lenders look for stronger credit on larger loans. We review your file first and match it to a lender whose rules fit.
It varies by lender, program and loan size, so we do not quote a number. Ask us for the current requirement on your scenario.
Many lenders want to see assets left after closing. The amount differs by lender, so we list your accounts early.
No. A loan at or below $1,249,125 on a one-unit home in Los Angeles County can be a high-balance loan. A loan above it is jumbo.
The loan amount. A $1,500,000 home with a loan of $1,000,000 can still fit under the high-balance limit. The same home with a $1,300,000 loan is a jumbo.
Lenders usually average two years of RSU income. They may discount future vesting, and a stock drop can still affect approval.
Some lenders allow stocks to be pledged. A market drop can trigger a request for more collateral. Fit depends on the lender and your full file.
Often, yes. The lender checks the trust's powers and qualifies the borrower. Send the trust papers early.
Yes, with final permits and inspections. Lot and construction loans are available from some lenders, not all.
No. Each is a separate city, but all are in Los Angeles County with the same loan limits.
Often, yes. A veteran with full entitlement has no VA loan limit, though lenders may set their own maximum amounts.
No. iQRATE Mortgages is a mortgage broker, licensed in California, Nevada, Texas and Florida. You can verify us on NMLS Consumer Access.
Local facts on this page come from public sources and iQRATE's own pages. They are not legal or tax advice.
About David Ghazaryan. David is a mortgage broker at iQRATE Mortgages and an active real estate investor. Learn more about our team.
Apply now or call (702) 766-3744 to talk through your loan amount.
Company-wide reviews, not specific to any one city: 5.0 stars from 87 reviews on Experience.com (October 2026), 5.0 from 77 Google reviews, 5.0 from 51 Yelp reviews and 5.0 from 9 Zillow reviews. That is 224 reviews in all (87 + 77 + 51 + 9). See our Zillow lender profile or read all reviews. The quotes below are from other markets, mainly Las Vegas. They are word for word from our Google and Yelp pages.
"The best experience that I have ever had with mortgage company, David and his team are awesome and they always keep me updated on a daily basis about my mortgage process. They are professional, down to earth, helpful and they always available to answer all your questions. Thank you David and iQRate mortgages"
— Edmond Boghosian, Google review (other market)
"My experience with the IQRATE team was phenomenal. I bought my first house and they helped me through the entire process. David , Andrei & Gayane were so helpful, communicative & patient with me as I had so many questions throughout the entire process. They made everything so simple & effortless & I will definitely be working with them for any mortgage needs I have."
— Anthony Kingston, Google review (other market)
"Great professional work! Because of exceptional coordination from Andrei and the team, our escrow was closed seamlessly several days earlier. All our questions and concerns were addressed promptly. My husband and I would highly recommend this team to whoever is looking for a new mortgage or refinancing."
— Oksana Kozlova, Google review (other market)
"Andrei and David were so great! They're helpful and communicated everything with me through the whole process. I am so pleased and look forward to using iqrate for my future investment properties. 10/10 Will be reccomending to friends."
— Kassandra Arthur, Google review (other market)
"Outstanding service with the help from this team! Everything was smooth, effortless, and headache free! They answered all my questions with ease & I will recommend friends and family as well! I most definitely will continue using this company for future mortgage needs!"
— Ryan Lulo, Google review (other market)
"Thank you so much David and team! You made the mortgage process so easy and were very patient with me. The process was smooth and the level of communication and professionalism was extraordinary. I will definitely recommend to family and friends for their mortgage needs as well"
— Sophie G., Yelp review, Las Vegas, NV (other market)
"Buying my new home was so easy thanks to David and his team at iQRate. I was a first time homebuyer so the process was very new to me , but everyone at the office communicated so well and answered any questions or concerns I had with ease. I appreciate their patience and will definitely be using them for any future needs!"
— Athena S., Yelp review, Summerlin, Las Vegas, NV (other market)
Disclosures: iQRATE Mortgages, Company NMLS 1862492. David Ghazaryan, Mortgage Broker, NMLS 1486726. Licensed in Nevada, California, Texas and Florida. Equal Housing Opportunity. iQRATE is a mortgage broker and not a lender. This page is general information, not a commitment to lend. Programs, rates and terms change and are subject to credit, property and underwriting approval.
